2101 Oakland Ct Unit A & B · Savannah, GA 31404

$359,900

4 bd · 2.0 ba · 2,282 sqft · MultiFamily · 157 Days on market

Built 1980 Fair condition 0.30 ac lot $158/sqft · at area comps Est $368k · at est. ↓ 8% since listing

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Why this score? — see what drove the C- 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 +19.7/30.0
• ARV discount +8.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +4.3/5.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well-Maintained Duplex – Excellent Investment Opportunity This duplex features two spacious units, each offering 2 bedrooms and 1 full bath, with approximately 1,141 square feet of living space per side. Ideal for investors or owner-occupants, the property currently has one unit occupied, providing immediate rental income. Major updates were completed in 2025, including a new roof, new HVAC systems for both units, and updated plumbing—offering peace of mind and reduced maintenance costs. Located at the end of a quiet cul-de-sac, the property enjoys minimal traffic and a more private setting. Conveniently situated near the Truman Parkway, this home provides quick access throughout Savannah. Shopping, dining, entertainment, and medical facilities are all nearby, making this an attractive location for tenants and owners alike.

Key facts

• Quiet cul-de-sac
• New hvac systems
• Quick access

Tags

• NEW ROOF
• NEW HVAC SYSTEMS
• UPDATED PLUMBING
• QUIET CUL-DE-SAC
• QUICK ACCESS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $360k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive. Per door: $210/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $317k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Rents rising (+3.6%/yr); 226 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $3,681/mo this rent would consume 83% of the median local household income ($53k/yr) (locally 1649% 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 $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $316,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $368,136
• List price: $359,900
• Delta: -2.24%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-29,152
• Equity at exit: $53,662

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $18,952
• Equity at exit: $31,118

Cash invested: $100,772 (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 31404

• Rents YoY: 3.6%
• Active inventory: 226
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $3,681 high
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $421

Break-even live

Break-even rent $3,148

Max offer price $359,900

Occupancy floor 84%

Sensitivity live

Price	-10% $670	-5% $545	+0% $421	+5% $296	+10% $172
Rent	-10% $130	-5% $275	+0% $421	+5% $566	+10% $712
Rate	-1.0pp $602	-0.5pp $512	base $421	+0.5pp $328	+1.0pp $233

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,682
Total (2 units)			$3,681

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3712 Oakland Ct Savannah, GA	3.0	1.5	1903	$2,495	$1.31	14d	1	0.13mi
1534 E 53rd St Unit A Savannah, GA	3.0	2.0	1606	$2,950	$1.84	24d	1	0.26mi
1904 E 51st St Savannah, GA	4.0	2.5	1800	$2,300	$1.28	14d	1	0.32mi
1507 E 51st St Savannah, GA	3.0	2.0	2135	$2,880	$1.35	44d	1	0.36mi
2337 Shirley Dr Savannah, GA	3.0	2.0	1850	$2,600	$1.41	24d	1	0.72mi
1302 E Victory Dr Unit 2 Savannah, GA	3.0	1.5	1600	$1,995	$1.25	44d	1	0.85mi
637 Columbus Dr Savannah, GA	3.0	2.0	1600	$2,895	$1.81	14d	1	0.95mi
2637 Evergreen Ave Savannah, GA	3.0	2.0	1642	$2,000	$1.22	44d	1	1.03mi
5020 La Roche Ave Savannah, GA	3.0	2.5	2170	$3,350	$1.54	14d	1	1.15mi
417 E 49th St Savannah, GA	3.0	3.0	2400	$2,800	$1.17	24d	1	1.25mi
403 E 50th St Savannah, GA	3.0	2.0	1800	$2,950	$1.64	24d	1	1.27mi
701 Maupas Ave Savannah, GA	4.0	2.0	3000	$3,500	$1.17	14d	1	1.36mi
1611 E Henry St Unit A Savannah, GA	3.0	2.0	2226	$1,850	$0.83	45d	1	1.40mi
916 E 35th St Savannah, GA	4.0	2.0	1630	$2,700	$1.66	24d	1	1.42mi
802 E 36th St Savannah, GA	3.0	1.5	2105	$2,400	$1.14	44d	1	1.46mi
5416 Waters Dr Savannah, GA	3.0	1.0	1723	$2,000	$1.16	24d	1	1.47mi
637 E 39th St Savannah, GA	4.0	3.0	2162	$2,895	$1.34	24d	1	1.47mi
513 Kentucky Ave Savannah, GA	4.0	3.0	2828	$3,500	$1.24	24d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $359,900 Active 157 DOM
2. 2026-06-17
   days on market $359,900 Active 156 DOM
3. 2026-06-16
   days on market $359,900 Active 155 DOM
4. 2026-06-15
   days on market $359,900 Active 154 DOM
5. 2026-06-14
   days on market $359,900 Active 152 DOM
6. 2026-06-13
   days on market $359,900 Active 151 DOM
7. 2026-06-10
   days on market $359,900 Active 149 DOM
8. 2026-06-09
   days on market $359,900 Active 148 DOM
9. 2026-06-08
   days on market $359,900 Active 147 DOM
10. 2026-06-07
    days on market $359,900 Active 146 DOM
11. 2026-06-05
    days on market $359,900 Active 143 DOM
12. 2026-06-03
    days on market $359,900 Active 142 DOM
13. 2026-06-02
    days on market $359,900 Active 141 DOM
14. 2026-06-01
    days on market $359,900 Active 140 DOM
15. 2026-05-31
    days on market $359,900 Active 139 DOM
16. 2026-05-30
    days on market $359,900 Active 138 DOM
17. 2026-04-27
    price $359,900 848-char remark

    Show marketing remark (848 chars)

    Well-Maintained Duplex – Excellent Investment Opportunity This duplex features two spacious units, each offering 2 bedrooms and 1 full bath, with approximately 1,141 square feet of living space per side. Ideal for investors or owner-occupants, the property currently has one unit occupied, providing immediate rental income. Major updates were completed in 2025, including a new roof, new HVAC systems for both units, and updated plumbing—offering peace of mind and reduced maintenance costs. Located at the end of a quiet cul-de-sac, the property enjoys minimal traffic and a more private setting. Conveniently situated near the Truman Parkway, this home provides quick access throughout Savannah. Shopping, dining, entertainment, and medical facilities are all nearby, making this an attractive location for tenants and owners alike.

18. 2026-01-12
    listed $389,900 Active 848-char remark

    Show marketing remark (848 chars)

    Well-Maintained Duplex – Excellent Investment Opportunity This duplex features two spacious units, each offering 2 bedrooms and 1 full bath, with approximately 1,141 square feet of living space per side. Ideal for investors or owner-occupants, the property currently has one unit occupied, providing immediate rental income. Major updates were completed in 2025, including a new roof, new HVAC systems for both units, and updated plumbing—offering peace of mind and reduced maintenance costs. Located at the end of a quiet cul-de-sac, the property enjoys minimal traffic and a more private setting. Conveniently situated near the Truman Parkway, this home provides quick access throughout Savannah. Shopping, dining, entertainment, and medical facilities are all nearby, making this an attractive location for tenants and owners alike.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,172
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,534
• − Management: −$3,534
• − Depreciation: −$10,470
• Taxable loss: −$723
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $5,223/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This duplex requires moderate renovations to update the kitchen and bathrooms, and improve the landscaping. The property has good potential for increased value with these updates.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Major bathroom fixtures — outdated and in poor condition
• Major landscaping — bare yard, no landscaping

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters
• Both update bathroom fixtures and layout — modernizing bathroom will appeal to buyers and renters
• Both landscaping and curb appeal — improved landscaping will enhance curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
landscaping · bare yard, no landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters ↑
• Both update bathroom fixtures and layout — modernizing bathroom will appeal to buyers and renters ↑
• Both landscaping and curb appeal — improved landscaping will enhance curb appeal and attract more potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 30,062
• Household income: $53,303
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1649.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 33% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 1%

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: ▼ -187.86%
• Current HPI: 310.0764
• Rent YoY: ▲ 3.62%
• 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

-7.7% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $359,900 Hive MLS
• 2026-01-12 Listed $389,900 Hive MLS