109 Darling St · Savannah, GA 31408

$177,500

3 bd · 1.0 ba · 1,870 sqft · SingleFamily public records · 29 Days on market

Built 2000 0.29 ac lot Est $344k · 48% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Livability +4.3/5.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity for a lucrative investment property! Close to the ports, Savannah Film Studio, Bay St. and more, this home is laid out well to convert each bedroom to an ensuite for rent-by-the-room situation. Home has a large crawl space for easier access to plumbing etc. HVAC only one year old! Otherwise in need of a full renovation and located in an area that just continues to grow and improve! Flip or add to your portfolio! Seller is licensed real estate agent in the state of Georgia.

Key facts

• Investment property
• Large crawl space
• Full renovation

Tags

• INVESTMENT PROPERTY
• LARGE CRAWL SPACE
• FULL RENOVATION
• GROWING AREA

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story; Has a view; Located on a city lot; Public maintained road access; Zoned R2
• Construction: Brick construction
• Exterior features: Front porch

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: Washer hookup

🏷️ Possibly a rental listed for sale. The $177,500 price doesn't fit this home's estimated sale value (~$344,080) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $46 ($547/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 $159k (10.4% below list).
• Recommended offer: $159k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 36 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 29 days — a 2% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $159,027 (10.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.90% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $344,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 King St	0.08mi	3/2.0	1,720 (-8%)	2mo	$315,000	$183	77
17 Fair St	0.44mi	4/3.0 (+1)	1,890 (+1%)	11mo	$269,000	$142	55
22 King St	0.25mi	4/2.0 (+1)	1,633 (-13%)	18mo	$306,000	$187	43
20 King St	0.26mi	4/2.0 (+1)	1,633 (-13%)	20mo	$300,000	$184	42

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-25,845
• Equity at exit: $26,466

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-18,709
• Equity at exit: $15,347

Cash invested: $49,700 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$931
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $46

Break-even live

Break-even rent $1,533

Max offer price $177,500

Occupancy floor 92%

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 Exley St Savannah, GA	3.0	2.0	1327	$1,156	$0.87	44d	2	1.46mi
1325 Exley St Savannah, GA	2.0–3.0	1.0–2.5	1193	$1,432	$1.20	21d	6	1.46mi
1603 Eleanor St Savannah, GA	3.0	1.5	1506	$1,795	$1.19	23d	1	1.47mi
4035 Kessler Ave Savannah, GA	2.0–3.0	1.0–2.0	1164	$1,925	$1.65	23d	1	1.47mi
320 Chatham Villa Dr Savannah, GA	3.0	1.5	1250	$1,650	$1.32	44d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $177,500 Active 29 DOM
2. 2026-06-17
   days on market $177,500 Active 28 DOM
3. 2026-06-16
   days on market $177,500 Active 27 DOM
4. 2026-06-15
   days on market $177,500 Active 26 DOM
5. 2026-06-14
   days on market $177,500 Active 24 DOM
6. 2026-06-13
   days on market $177,500 Active 23 DOM
7. 2026-06-10
   days on market $177,500 Active 21 DOM
8. 2026-06-09
   days on market $177,500 Active 20 DOM
9. 2026-06-08
   days on market $177,500 Active 19 DOM
10. 2026-06-07
    days on market $177,500 Active 18 DOM
11. 2026-06-05
    days on market $177,500 Active 15 DOM
12. 2026-06-03
    days on market $177,500 Active 14 DOM
13. 2026-06-02
    days on market $177,500 Active 13 DOM
14. 2026-06-01
    days on market $177,500 Active 12 DOM
15. 2026-05-31
    days on market $177,500 Active 11 DOM
16. 2026-05-30
    days on market $177,500 Active 10 DOM
17. 2026-05-20
    listed $177,500 Active
18. 2021-10-18
    soldstatus $145,000
19. 2008-09-09
    soldstatus $37,500
20. 2004-08-11
    soldstatus $17,500

ⓘ 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: $2,471 · $206/mo
• Projected year-2 tax: $2,471 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 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: $19,083
• − Mortgage interest: −$9,943
• − Property taxes: −$2,471
• − Insurance: −$888
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$5,164
• Taxable loss: −$2,435
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $1,132/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
• City population: 216,564
• 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

+914.3% since first listed

4 events — show timeline

• 2026-05-20 Listed $177,500 Hive MLS
• 2021-10-18 Sold (Public Records) $145,000 Public Records
• 2008-09-09 Sold (Public Records) $37,500 Public Records
• 2004-08-11 Sold (Public Records) $17,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,471 · -10.0% YoY. Source: county tax records.