405 Peachtree Dr · Port Wentworth, GA 31326

$374,900

4 bd · 2.0 ba · 1,860 sqft · SingleFamily public records · 36 Days on market

Built 2014 0.55 ac lot $202/sqft · 6% below area Est $400k · 6% under ↓ 32% since listing

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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 +11.1/30.0
• ARV discount +10.3/15.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Move-In Ready home has been upgraded with brand new appliances, a 30-year architectural shingle roof, a fireplace with natural granite, and gorgeous landscaping. The new pool is expertly integrated into the landscape with paving stones, plantings, decking, and handrails. Just outside the back door, enjoy the new Cedar Gazebo overlooking a raised bed garden where you can grow your own fresh veggies and herbs. Store everything in the new garden shed that's built on a true slab foundation. Tons of natural light, vaulted ceilings, and generously sized rooms give this home a feeling of spaciousness. The primary bedroom features a garden tub, a separate shower, and a walk-in closet. Storage abounds with closets, a dedicated laundry room, and a two-car garage. Sited on over half an acre in Southern Hills, one of Rincon's most sought-after neighborhoods, means convenience, great schools, and the freedom of no HOA! Schedule your showing early. This one is going to go fast!

Key facts

• 0.55 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (24.1% below list).
• Recommended offer: $285k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Port Wentworth — 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 67/100 on livability (#173 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: amenities F, commute F, health & safety F.
• Effingham County (rural): math 49% / reading 48% proficiency, ranked #16 of 174 in GA (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Effingham Elementary School (math 72% / reading 63%, grade B+, #76 of 1,228 statewide, top 6%, 906 students, 26% FRL); South Effingham Middle School (math 51% / reading 58%, grade B-, #52 of 470 statewide, top 11%, 1,097 students, 32% FRL); South Effingham High School (math 33% / reading 27%, grade F, #135 of 424 statewide, top 32%, 1,888 students, 30% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 264 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 41% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Effingham 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 36 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $221k; list at $375k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $284,732 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

• ARV (median comp): $399,760
• List price: $374,900
• Delta: -6.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Peachtree Dr	0.05mi	4/2.0	2,047 (+10%)	20mo	$395,000	$193	64
104 Hillside Dr	0.10mi	3/2.0 (-1)	1,696 (-9%)	16mo	$343,900	$203	62
305 White Bluff Ct	0.41mi	3/2.0 (-1)	1,892 (+2%)	22mo	$355,000	$188	54
253 Scuffletown Rd	0.59mi	4/2.5	2,115 (+14%)	1mo	$415,000	$196	47
246 Veranda Ave	0.44mi	4/2.0	2,109 (+13%)	19mo	$405,000	$192	41
119 Lakewood Dr	0.52mi	3/2.5 (-1)	2,128 (+14%)	13mo	$455,000	$214	34

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-74,520
• Equity at exit: $55,899

10-year hold

• IRR: -17.4%
• Equity multiple: 0.10×
• Total profit: $-94,094
• Equity at exit: $32,415

Cash invested: $104,972 (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 31326

• Home prices YoY: -31.5%
• Rents YoY: 1.5%
• Active inventory: 264
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,847 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$277 /mo · $3,319/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-149

Break-even live

Break-even rent $3,036

Max offer price $348,504

Occupancy floor —

Sensitivity live

Price	-10% $63	-5% $-43	+0% $-149	+5% $-256	+10% $-362
Rent	-10% $-374	-5% $-262	+0% $-149	+5% $-37	+10% $76
Rate	-1.0pp $39	-0.5pp $-54	base $-149	+0.5pp $-247	+1.0pp $-345

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1978 Goshen Rd Rincon, GA	4.0	2.0	1272	$2,295	$1.80	25d	1	1.04mi
105 Creekside Blvd Guyton, GA	3.0–4.0	2.0–2.5	1698	$2,955	$1.74	15d	15	1.29mi

Listing history 11 events

1. 2026-05-10
   historical Active Under Contract 983-char remark

   Show marketing remark (983 chars)

   This Move-In Ready home has been upgraded with brand new appliances, a 30-year architectural shingle roof, a fireplace with natural granite, and gorgeous landscaping. The new pool is expertly integrated into the landscape with paving stones, plantings, decking, and handrails. Just outside the back door, enjoy the new Cedar Gazebo overlooking a raised bed garden where you can grow your own fresh veggies and herbs. Store everything in the new garden shed that's built on a true slab foundation. Tons of natural light, vaulted ceilings, and generously sized rooms give this home a feeling of spaciousness. The primary bedroom features a garden tub, a separate shower, and a walk-in closet. Storage abounds with closets, a dedicated laundry room, and a two-car garage. Sited on over half an acre in Southern Hills, one of Rincon's most sought-after neighborhoods, means convenience, great schools, and the freedom of no HOA! Schedule your showing early. This one is going to go fast!

2. 2026-04-22
   price $374,900 983-char remark

   Show marketing remark (983 chars)

   This Move-In Ready home has been upgraded with brand new appliances, a 30-year architectural shingle roof, a fireplace with natural granite, and gorgeous landscaping. The new pool is expertly integrated into the landscape with paving stones, plantings, decking, and handrails. Just outside the back door, enjoy the new Cedar Gazebo overlooking a raised bed garden where you can grow your own fresh veggies and herbs. Store everything in the new garden shed that's built on a true slab foundation. Tons of natural light, vaulted ceilings, and generously sized rooms give this home a feeling of spaciousness. The primary bedroom features a garden tub, a separate shower, and a walk-in closet. Storage abounds with closets, a dedicated laundry room, and a two-car garage. Sited on over half an acre in Southern Hills, one of Rincon's most sought-after neighborhoods, means convenience, great schools, and the freedom of no HOA! Schedule your showing early. This one is going to go fast!

3. 2026-04-16
   listed $375,000 Active 983-char remark

   Show marketing remark (983 chars)

   This Move-In Ready home has been upgraded with brand new appliances, a 30-year architectural shingle roof, a fireplace with natural granite, and gorgeous landscaping. The new pool is expertly integrated into the landscape with paving stones, plantings, decking, and handrails. Just outside the back door, enjoy the new Cedar Gazebo overlooking a raised bed garden where you can grow your own fresh veggies and herbs. Store everything in the new garden shed that's built on a true slab foundation. Tons of natural light, vaulted ceilings, and generously sized rooms give this home a feeling of spaciousness. The primary bedroom features a garden tub, a separate shower, and a walk-in closet. Storage abounds with closets, a dedicated laundry room, and a two-car garage. Sited on over half an acre in Southern Hills, one of Rincon's most sought-after neighborhoods, means convenience, great schools, and the freedom of no HOA! Schedule your showing early. This one is going to go fast!

4. 2018-09-10
   soldstatus $221,000
5. 2018-09-05
   soldstatus $221,000 881-char remark

   Show marketing remark (881 chars)

   Welcome home to 405 Peachtree Drive! This is a rare opportunity to live in one of South Effingham’s most sought after, non-HOA neighborhoods, Southern Hills Plantation. Inside, there is wide plank flooring, soaring vaulted ceilings, and plenty of windows that bring in natural light. Upgraded light fixtures throughout the home. The formal dining room features judge's paneling, and the kitchen is upgraded with granite countertops, a stone backsplash, and stainless-steel appliances. The spacious master bedroom has an en suite that features double vanities, a large walk-in closest, and a soaking tub with separate shower. Three additional bedrooms and another full bath are in this split bedroom floor plan. Brick and Hardie Board siding (no vinyl here!) on a over 1/2 acre lot. Minutes from Pooler and historic downtown Savannah. Better than new at less than 4 years old!

6. 2018-08-03
   listed $214,900 881-char remark

   Show marketing remark (881 chars)

   Welcome home to 405 Peachtree Drive! This is a rare opportunity to live in one of South Effingham’s most sought after, non-HOA neighborhoods, Southern Hills Plantation. Inside, there is wide plank flooring, soaring vaulted ceilings, and plenty of windows that bring in natural light. Upgraded light fixtures throughout the home. The formal dining room features judge's paneling, and the kitchen is upgraded with granite countertops, a stone backsplash, and stainless-steel appliances. The spacious master bedroom has an en suite that features double vanities, a large walk-in closest, and a soaking tub with separate shower. Three additional bedrooms and another full bath are in this split bedroom floor plan. Brick and Hardie Board siding (no vinyl here!) on a over 1/2 acre lot. Minutes from Pooler and historic downtown Savannah. Better than new at less than 4 years old!

7. 2014-07-07
   soldstatus $181,900
8. 2012-08-14
   listed $23,000
9. 2012-03-01
   historical
10. 2011-08-18
    listed $29,900
11. 2009-12-28
    soldstatus $550,000

ⓘ 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: $3,319 · $277/mo
• Projected year-2 tax: $3,449 · $287/mo
• Expected delta: +$130/yr (+$11/mo · 3.9%)

ⓘ 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 3/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,168
• − Mortgage interest: −$21,000
• − Property taxes: −$3,319
• − Insurance: −$1,874
• − Repairs & maintenance: −$2,733
• − Management: −$2,733
• − Depreciation: −$10,906
• Taxable loss: −$8,399
• Est. tax savings @ 24.0%: +$2,016
• After-tax cash flow: $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.

Schools (NCES district)

• District: Effingham County
• NCES district ID: 1301980
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $60,503
• Composite: 42.56/100
• National rank: #3195
• State rank: #16 of 174 in GA

Livability — Port Wentworth

• Score: 67/100
• State rank: #173
• US rank: #10910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Effingham County · 68,439 people
• Metro: Savannah, GA
• Population (ZIP): 23,940
• Household income: $83,145
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 503.0

Population outlook (Effingham County) Hauer SSP2

• Today (2025): 67,399 people
• By 2030: 72,297 · +7.3%
• By 2040: 81,602 · +21.1%
• By 2050: 89,494 · +32.8%
• By 2075: 105,976 · +57.2%
• By 2100: 111,943 · +66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 18% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Effingham

• 2024 margin: Solid R (+49.1) · D 25.2% · R 74.3%
• 2008→2024 swing: +1.6pp toward D · 2008: -50.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.5 2016: R+55.6 2012: R+51.2 2008: R+50.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.63%
• Current HPI: 219.0064
• Rent YoY: ▲ 1.52%
• 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

-31.8% since first listed

11 events — show timeline

• 2026-05-10 Contingent — Hive MLS
• 2026-04-22 Price Changed $374,900 Hive MLS
• 2026-04-16 Listed $375,000 Hive MLS
• 2018-09-10 Sold (Public Records) $221,000 Public Records
• 2018-09-05 Sold (MLS) $221,000 Hive MLS
• 2018-08-03 Listed $214,900 Hive MLS
• 2014-07-07 Sold (MLS) $181,900 GAMLS
• 2012-08-14 Listed $23,000 Hive MLS
• 2012-03-01 Listing Removed — Hive MLS
• 2011-08-18 Listed $29,900 Hive MLS
• 2009-12-28 Sold (Public Records) $550,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,319 · +10.8% YoY. Source: county tax records.