2120 Harden St · Savannah, GA 31415

$150,000

3 bd · 1.5 ba · 1,536 sqft · Other public records · 3 Days on market

Built 1900 2,483 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! This 4 bedroom 2 bathroom property can be made into a single family residence or remain a duplex. The possibilities are endless! Bring your vision to life with your dream team. Conveniently located just minutes from Downtown, Midtown and I-16. Why Wait! Schedule your showing today!

Key facts

• Minutes from midtown
• Duplex
• Minutes from i-16

Tags

• SINGLE FAMILY RESIDENCE
• DUPLEX
• MINUTES FROM DOWNTOWN
• MINUTES FROM MIDTOWN
• MINUTES FROM I-16

Property features AI

Finance

• Financial info: Annual property tax roughly $750

Exterior

• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; 2 stories; Raised foundation
• Construction: R4 zoning
• Exterior features: Located in the Brownsville subdivision

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Has a view
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 12.7% vs local median 4.0% in Savannah — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#1 in GA, #397 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: employment D, schools F.
• Savannah-Chatham County (urban): math 20% / reading 26% proficiency, ranked #134 of 174 in GA (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $2,161/mo this rent would consume 70% of the median local household income ($37k/yr) (locally 613% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Chatham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $7k; list at $150k implies a 2043% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.73%
• DSCR: 2.01
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.63×
• Total profit: $26,327
• Equity at exit: $22,365

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $88,000
• Equity at exit: $12,969

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31415

• Home prices YoY: -21.4%
• Active inventory: 76
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$787
• Tax from tax record: −$62 /mo · $750/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $796

Break-even live

Break-even rent $1,154

Max offer price $150,000

Occupancy floor 58%

Sensitivity live

Price	-10% $881	-5% $838	+0% $796	+5% $753	+10% $711
Rent	-10% $625	-5% $710	+0% $796	+5% $881	+10% $966
Rate	-1.0pp $871	-0.5pp $834	base $796	+0.5pp $757	+1.0pp $717

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 W 38th St Savannah, GA	3.0	2.0	1600	$1,950	$1.22	14d	1	0.04mi
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,650	$1.38	24d	1	0.05mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	44d	1	0.07mi
601 W 37th St Unit B Savannah, GA	2.0	2.0	1300	$2,000	$1.54	44d	1	0.13mi
909 W 36th St Savannah, GA	2.0	1.0	1404	$1,450	$1.03	44d	1	0.13mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	24d	1	0.17mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	14d	1	0.17mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	14d	1	0.23mi
1025 W 38th St Savannah, GA	4.0	3.0	1722	$2,400	$1.39	24d	1	0.25mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	14d	1	0.26mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	24d	1	0.31mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	14d	1	0.31mi
219 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	44d	1	0.35mi
217 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	44d	1	0.36mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	24d	1	0.37mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.38mi
206 W 39th St Savannah, GA	3.0	2.5	1966	$2,650	$1.35	24d	1	0.39mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	44d	1	0.39mi
212 W 40th St Savannah, GA	3.0	2.0	2030	$3,600	$1.77	24d	1	0.39mi
211 W 40th St Unit B Savannah, GA	3.0	1.0	1400	$3,200	$2.29	24d	1	0.40mi
216 W 43rd St Savannah, GA	3.0	3.0	1722	$2,900	$1.68	24d	1	0.44mi
107 W 37th St Savannah, GA	4.0	2.0	1300	$3,200	$2.46	44d	1	0.45mi
217 W 32nd St Unit B Savannah, GA	3.0	1.0	1222	$1,550	$1.27	14d	1	0.45mi
217 W 32nd St Unit A Savannah, GA	3.0	1.0	1200	$1,600	$1.33	14d	1	0.45mi
2305 Whitaker St Unit A Savannah, GA	3.0	3.0	1600	$3,300	$2.06	14d	1	0.46mi
2235 Whitaker St Savannah, GA	3.0	2.0	1600	$2,950	$1.84	14d	1	0.46mi
102 W 36th St Savannah, GA	3.0	2.0	1500	$4,500	$3.00	24d	1	0.47mi
18 W 36th St Savannah, GA	2.0	1.0	1087	$1,650	$1.52	44d	1	0.50mi
1723 Whitaker St Savannah, GA	3.0	1.5	1845	$1,800	$0.98	44d	1	0.51mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	14d	1	0.51mi
1409 Jefferson St Savannah, GA	3.0	2.5	1347	$2,699	$2.00	44d	1	0.51mi
3 W 36th St Apt 2 Savannah, GA	4.0	1.0	1750	$4,200	$2.40	44d	1	0.52mi
2213 Bull St Savannah, GA	2.0	1.0–2.5	975	$3,725	$3.82	14d	108	0.53mi
217 W Anderson St Savannah, GA	2.0	2.0	1100	$2,800	$2.55	44d	1	0.54mi
2407 Bull St Unit B Savannah, GA	2.0	1.5	1200	$2,095	$1.75	44d	1	0.54mi
2206 Bull St Unit NA Savannah, GA	2.0	1.0	1400	$2,500	$1.79	24d	1	0.54mi
2206 Bull St Savannah, GA	2.0	1.0	1400	$2,500	$1.79	44d	1	0.54mi
218 W Anderson St Savannah, GA	2.0	1.0	1200	$2,200	$1.83	44d	1	0.55mi
301 W Henry St Unit B Savannah, GA	2.0	1.0	1100	$2,100	$1.91	24d	1	0.56mi
23 E 37th St Unit 1 Savannah, GA	2.0	1.0	1770	$1,850	$1.05	44d	1	0.58mi

Listing history 4 events

1. 2026-06-18
   days on market $150,000 Active 3 DOM
2. 2026-06-17
   days on market $150,000 Active 2 DOM
3. 2026-06-15
   remarks 300-char remark
4. 2026-06-15
   listed $150,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $750 · $62/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$630/yr (+$53/mo · 84.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,933
• − Mortgage interest: −$8,402
• − Property taxes: −$750
• − Insurance: −$750
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$4,364
• Taxable income: $7,518
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $7,744/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Savannah-Chatham County
• NCES district ID: 1301020
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $47,443
• Composite: 20.14/100
• National rank: #8639
• State rank: #134 of 174 in GA

Livability — Savannah

• Score: 86/100
• State rank: #1
• US rank: #397

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime A+ Employment D Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savannah, GA
• County: Chatham County · 271,602 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 11,082
• Household income: $37,109
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 613.0

Population outlook (Chatham County) Hauer SSP2

• Today (2025): 332,584 people
• By 2030: 355,508 · +6.9%
• By 2040: 400,030 · +20.3%
• By 2050: 443,019 · +33.2%
• By 2075: 534,579 · +60.7%
• By 2100: 583,863 · +75.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 5% Hispanic / Latino 5% Two or more races 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Chatham

• 2024 margin: D (+18.0) · D 58.6% · R 40.6%
• 2008→2024 swing: +3.6pp toward D · 2008: 14.4pp · 2024: 18.0pp
• All cycles: 2024: D+18.0 2020: D+18.8 2016: D+14.5 2012: D+12.0 2008: D+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.36%
• Current HPI: 203.0696
• Rent YoY: —
• Metro: Savannah, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-85.5% since first listed

12 events — show timeline

• 2026-06-12 Listed $150,000 Hive MLS
• 2020-06-02 Listing Removed — Hive MLS
• 2020-05-16 Listed $39,900 Hive MLS
• 2019-04-16 Listing Removed — Hive MLS
• 2018-12-17 Listed $35,000 Hive MLS
• 2011-03-28 Sold (MLS) $7,000 Hive MLS
• 2010-11-09 Listed $22,000 Hive MLS
• 2010-07-19 Sold (MLS) $15,000 Hive MLS
• 2010-05-10 Listed $20,500 Hive MLS
• 2010-02-26 Listing Removed — Hive MLS
• 2009-11-27 Listed $25,900 Hive MLS
• 2004-12-21 Sold (Public Records) $1,033,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $750 · -24.7% YoY. Source: county tax records.