113 Chatham Villa Dr · Garden City, GA 31408

$197,000

3 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 83 Days on market

Built 1955 7,789 sqft lot $168/sqft · 6% below area Est $210k · 6% under

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +10.2/15.0
• DSCR +4.6/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement & New Roof! Charming and well-maintained 3-bedroom, 1-bath brick home offering, comfort and functionality. This home features a cozy living room with plenty of natural light, creating a warm and inviting space for relaxing or entertaining. The kitchen includes a convenient eat-in area. The solid brick exterior provides durability and low maintenance, while the spacious yard offers ample room for outdoor activities, gardening, or future improvements. A covered parking area and extended driveway add to the home’s practicality. Perfect for first-time homebuyers, downsizers, or investors, this property offers great potential and value. Conveniently located near shopping, schools, and major roadways. Electrical has been updated . . Home Qualifies for Ga Dream

Key facts

• Spacious yard
• Natural light
• Extended driveway

Tags

• SOLID BRICK EXTERIOR
• SPACIOUS YARD
• COVERED PARKING AREA
• EXTENDED DRIVEWAY
• CONVENIENT EAT-IN AREA
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $61 ($737/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (18.0% below list).
• Recommended offer: $162k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.1% in Garden City — 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 57/100 on livability (#477 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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: 36 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 83 days — a 6% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $28k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $197k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,637 (18.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.82% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (median comp): $209,799
• List price: $197,000
• Delta: -6.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Olmstead Pl	0.31mi	3/1.5	1,194 (+2%)	15mo	$215,000	$180	68
221 Byck Ave	0.20mi	3/1.0	1,100 (-6%)	22mo	$215,000	$195	61
89 Bays Ave	0.16mi	4/2.0 (+1)	1,239 (+5%)	16mo	$130,000	$105	61
147 Camellia Ave	0.74mi	3/1.0	1,236 (+5%)	1mo	$228,500	$185	56
109 Chatham Villa Dr	0.02mi	3/2.0	1,350 (+15%)	19mo	$215,000	$159	55
305 Chatham Villa Dr	0.31mi	3/1.0	1,000 (-15%)	15mo	$192,500	$193	48
4023 6th St	0.74mi	3/2.0	1,169 (-0%)	17mo	$249,900	$214	46
119 Nelson Ave	0.69mi	3/1.5	1,238 (+5%)	21mo	$250,000	$202	39
42 Rommel Ave	0.66mi	2/1.5 (-1)	1,087 (-8%)	18mo	$215,000	$198	35
4102 4th St	0.65mi	3/2.5	1,300 (+11%)	13mo	$265,000	$204	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-28,076
• Equity at exit: $29,373

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-19,677
• Equity at exit: $17,033

Cash invested: $55,160 (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 31408

• Home prices YoY: -10.4%
• Active inventory: 36
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $61

Break-even live

Break-even rent $1,539

Max offer price $197,000

Occupancy floor 91%

Sensitivity live

Price	-10% $173	-5% $117	+0% $61	+5% $6	+10% $-50
Rent	-10% $-66	-5% $-2	+0% $61	+5% $125	+10% $189
Rate	-1.0pp $161	-0.5pp $112	base $61	+0.5pp $10	+1.0pp $-42

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Denmark St Garden City, GA	2.0	1.5	915	$1,315	$1.44	45d	3	0.40mi
320 Chatham Villa Dr Savannah, GA	3.0	1.5	1250	$1,650	$1.32	45d	1	0.40mi
99 Main St Savannah, GA	3.0	1.0	1400	$1,800	$1.29	16d	1	0.78mi
3508 Haslam Ave Savannah, GA	2.0	1.0	988	$1,395	$1.41	25d	1	1.03mi
901 Kessler Ct Garden City, GA	1.0–3.0	1.0–2.0	950	$1,850	$1.95	25d	1	1.13mi
4024 Kessler Ave Savannah, GA	1.0–2.0	1.0–2.0	890	$1,550	$1.74	45d	4	1.25mi
4035 Kessler Ave Savannah, GA	2.0–3.0	1.0–2.0	1164	$1,925	$1.65	25d	1	1.31mi
1326 US-80 W Garden City, GA	1.0–3.0	1.0–2.0	942	$1,850	$1.96	16d	1	1.38mi

Listing history 25 events

1. 2026-06-22
   price $197,000 Active 83 DOM
2. 2026-06-21
   days on market $210,000 Active 83 DOM
3. 2026-06-18
   days on market $210,000 Active 80 DOM
4. 2026-06-17
   days on market $210,000 Active 79 DOM
5. 2026-06-16
   days on market $210,000 Active 78 DOM
6. 2026-06-15
   pricedays on market $210,000 Active 77 DOM
7. 2026-06-14
   days on market $220,000 Active 75 DOM
8. 2026-06-13
   days on market $220,000 Active 74 DOM
9. 2026-06-10
   days on market $220,000 Active 72 DOM
10. 2026-06-09
    days on market $220,000 Active 71 DOM
11. 2026-06-08
    days on market $220,000 Active 70 DOM
12. 2026-06-07
    days on market $220,000 Active 69 DOM
13. 2026-06-05
    days on market $220,000 Active 66 DOM
14. 2026-06-03
    days on market $220,000 Active 65 DOM
15. 2026-06-02
    days on market $220,000 Active 64 DOM
16. 2026-06-01
    days on market $220,000 Active 63 DOM
17. 2026-05-31
    days on market $220,000 Active 62 DOM
18. 2026-05-30
    days on market $220,000 Active 61 DOM
19. 2026-05-07
    price $220,000 794-char remark

    Show marketing remark (794 chars)

    Price Improvement & New Roof! Charming and well-maintained 3-bedroom, 1-bath brick home offering, comfort and functionality. This home features a cozy living room with plenty of natural light, creating a warm and inviting space for relaxing or entertaining. The kitchen includes a convenient eat-in area. The solid brick exterior provides durability and low maintenance, while the spacious yard offers ample room for outdoor activities, gardening, or future improvements. A covered parking area and extended driveway add to the home’s practicality. Perfect for first-time homebuyers, downsizers, or investors, this property offers great potential and value. Conveniently located near shopping, schools, and major roadways. Electrical has been updated . . Home Qualifies for Ga Dream

20. 2026-04-16
    status Active 794-char remark

    Show marketing remark (794 chars)

    Price Improvement & New Roof! Charming and well-maintained 3-bedroom, 1-bath brick home offering, comfort and functionality. This home features a cozy living room with plenty of natural light, creating a warm and inviting space for relaxing or entertaining. The kitchen includes a convenient eat-in area. The solid brick exterior provides durability and low maintenance, while the spacious yard offers ample room for outdoor activities, gardening, or future improvements. A covered parking area and extended driveway add to the home’s practicality. Perfect for first-time homebuyers, downsizers, or investors, this property offers great potential and value. Conveniently located near shopping, schools, and major roadways. Electrical has been updated . . Home Qualifies for Ga Dream

21. 2026-04-08
    status Pending 794-char remark

    Show marketing remark (794 chars)

    Price Improvement & New Roof! Charming and well-maintained 3-bedroom, 1-bath brick home offering, comfort and functionality. This home features a cozy living room with plenty of natural light, creating a warm and inviting space for relaxing or entertaining. The kitchen includes a convenient eat-in area. The solid brick exterior provides durability and low maintenance, while the spacious yard offers ample room for outdoor activities, gardening, or future improvements. A covered parking area and extended driveway add to the home’s practicality. Perfect for first-time homebuyers, downsizers, or investors, this property offers great potential and value. Conveniently located near shopping, schools, and major roadways. Electrical has been updated . . Home Qualifies for Ga Dream

22. 2026-03-17
    listed $225,000 Active 794-char remark

    Show marketing remark (794 chars)

    Price Improvement & New Roof! Charming and well-maintained 3-bedroom, 1-bath brick home offering, comfort and functionality. This home features a cozy living room with plenty of natural light, creating a warm and inviting space for relaxing or entertaining. The kitchen includes a convenient eat-in area. The solid brick exterior provides durability and low maintenance, while the spacious yard offers ample room for outdoor activities, gardening, or future improvements. A covered parking area and extended driveway add to the home’s practicality. Perfect for first-time homebuyers, downsizers, or investors, this property offers great potential and value. Conveniently located near shopping, schools, and major roadways. Electrical has been updated . . Home Qualifies for Ga Dream

23. 2008-07-29
    soldstatus $79,700
24. 2008-07-28
    soldstatus $79,665 181-char remark

    Show marketing remark (181 chars)

    PRICE REDUCED !! ALL BRICK AND WALK TO SCHOOLS. .. 3 bdrsm, 1 bth, cozy, well kept home. Nice open kicthen with pass thru to dining room. Owner willing to make repairs for FHA loan.

25. 2008-04-13
    listed $86,900 181-char remark

    Show marketing remark (181 chars)

    PRICE REDUCED !! ALL BRICK AND WALK TO SCHOOLS. .. 3 bdrsm, 1 bth, cozy, well kept home. Nice open kicthen with pass thru to dining room. Owner willing to make repairs for FHA loan.

ⓘ 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: $1,204 · $100/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$608/yr (+$51/mo · 50.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $19,396
• − Mortgage interest: −$11,035
• − Property taxes: −$1,204
• − Insurance: −$985
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$5,731
• Taxable loss: −$2,662
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $1,376/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 — Garden City

• Score: 57/100
• State rank: #477
• US rank: #22346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden City, GA
• City population: 11,791
• Population (ZIP): 11,791

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 47% White 29% Hispanic / Latino 19% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 1% Serbian 1% Slovak 1%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Asian/Pacific 1% Arabic 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: ▼ -35.98%
• Current HPI: 309.1601
• Rent YoY: —
• Metro: —
• 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

+153.2% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $220,000 Hive MLS
• 2026-04-16 Relisted — Hive MLS
• 2026-04-08 Pending — Hive MLS
• 2026-03-17 Listed $225,000 Hive MLS
• 2008-07-29 Sold (Public Records) $79,700 Public Records
• 2008-07-28 Sold (MLS) $79,665 Hive MLS
• 2008-04-13 Listed $86,900 Hive MLS

Property tax history

+6.1%/yr

Latest (2025): $1,204 · +62.8% YoY. Source: county tax records.