2348 Toussaint Ave · Savannah, GA 31404

$249,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 107 Days on market

Built 1953 7,418 sqft lot $193/sqft · at area comps Est $256k · at est.

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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 +12.7/30.0
• ARV discount +8.7/15.0
• Livability +4.3/5.0
• DSCR +3.8/10.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owning real estate is about control, whether that means collecting rent or building equity instead of paying it. 2348 Toussaint Avenue offers a clear opportunity at $249,000 for the investor seeking steady demand or the first-time buyer ready to move beyond renting. This entry-level single-family home sits in a pricing lane that keeps entry cost manageable while leaving room for future growth. At this level, many buyers are choosing between apartments or stretching into higher monthly payments. This address provides a simpler path: a home you can live in, lease out, or improve over time. Not luxury. Not oversized. Just a practical property positioned for long-term upside, flexibility, and smart ownership decisions. This home has been a rental for many years and needs updating. All photos have been digitally decluttered. Please call the agent with questions. Tenant occupied.

Key facts

• 7,418 sq ft lot
• Parking
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-27 ($-324/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (12.8% below list).
• Recommended offer: $217k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 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; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $2,172/mo this rent would consume 49% 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 $7k 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 107 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $249k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $217,151 (12.8% 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 107 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.87% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $255,704
• List price: $249,000
• Delta: -2.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2237 Mason Dr	0.17mi	3/2.0	1,301 (+1%)	4mo	$315,000	$242	84
128 Walz Cir	0.22mi	3/1.5	1,308 (+1%)	4mo	$265,000	$203	83
108 Walz Cir	0.34mi	3/1.5	1,314 (+2%)	3mo	$295,000	$225	77
2229 Walz Dr	0.19mi	3/1.0	1,400 (+8%)	3mo	$255,000	$182	75
25 Saint Johns Ave	0.27mi	4/2.0 (+1)	1,404 (+9%)	4mo	$285,000	$203	61
2338 Lorraine Dr	0.18mi	3/2.0	1,103 (-15%)	3mo	$315,000	$286	61
59 S Parkwood Dr	0.45mi	3/1.0	1,125 (-13%)	3mo	$254,000	$226	56
10 N Parkwood Dr	0.54mi	3/1.0	1,158 (-10%)	3mo	$269,900	$233	55
6 Redland Dr	0.39mi	3/2.0	1,133 (-12%)	4mo	$201,500	$178	54
2121 E 58th St	0.60mi	3/1.5	1,175 (-9%)	2mo	$165,000	$140	53
1913 E 60th St	0.58mi	3/2.0	1,404 (+9%)	3mo	$321,000	$229	52
1818 E 60th St	0.64mi	2/1.5 (-1)	1,170 (-9%)	1mo	$249,400	$213	47

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-40,661
• Equity at exit: $37,127

10-year hold

• IRR: -7.0%
• Equity multiple: 0.54×
• Total profit: $-31,773
• Equity at exit: $21,529

Cash invested: $69,720 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$333 /mo · $3,996/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-27

Break-even live

Break-even rent $2,206

Max offer price $244,224

Occupancy floor 96%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2345 Ranchland Dr Savannah, GA	3.0	1.0	1098	$2,100	$1.91	13d	1	0.06mi
2337 Shirley Dr Savannah, GA	3.0	2.0	1850	$2,600	$1.41	23d	1	0.13mi
30 Pine Valley Rd Savannah, GA	3.0	1.0	1133	$1,950	$1.72	43d	1	0.25mi
2233 E De Renne Ave Savannah, GA	4.0	2.0	1476	$2,400	$1.63	23d	1	0.44mi
2114 E 62nd St Savannah, GA	3.0	1.5	920	$1,995	$2.17	23d	1	0.46mi
2114 E 62nd St Savannah, GA	3.0	1.5	920	$1,995	$2.17	13d	1	0.46mi
3715 Skidaway Rd Savannah, GA	3.0	2.0	1154	$1,895	$1.64	23d	1	0.50mi
5505 Betty Dr Savannah, GA	3.0	2.0	1550	$1,859	$1.20	43d	1	0.57mi
24 N Parkwood Dr Savannah, GA	3.0	2.0	1277	$2,200	$1.72	13d	1	0.60mi
5350 La Roche Ave Savannah, GA	2.0	1.0	904	$1,780	$1.97	43d	1	0.63mi
1802 E 62nd St Savannah, GA	4.0	2.0	1475	$2,800	$1.90	44d	1	0.69mi
2110 E 56th St Savannah, GA	3.0	2.0	1140	$2,200	$1.93	43d	1	0.76mi
1815 E 58th St Savannah, GA	3.0	2.0	1176	$2,400	$2.04	43d	1	0.78mi
1901 E 57th St Savannah, GA	3.0	1.0	1215	$1,750	$1.44	43d	1	0.79mi
1207 E DeRenne Ave Savannah, GA	3.0	1.0	946	$1,695	$1.79	21d	1	0.80mi
2619 Livingston Ave Savannah, GA	3.0	1.5	1300	$1,555	$1.20	23d	1	0.86mi
1904 E 51st St Savannah, GA	4.0	2.5	1800	$2,300	$1.28	13d	1	0.89mi
3608 Duane Ct Unit C Savannah, GA	2.0	1.0	975	$1,095	$1.12	43d	1	0.90mi
3608 Duane Ct Savannah, GA	2.0	1.0	975	$1,095	$1.12	23d	1	0.90mi
2002 E 51st St Unit Labs Savannah, GA	3.0	1.0	1044	$1,680	$1.61	43d	1	0.90mi
3601 Eastgate Dr Savannah, GA	3.0	2.0	1400	$2,500	$1.79	43d	1	0.92mi
1301 E 67th St Savannah, GA	3.0	2.0	1288	$1,800	$1.40	13d	1	0.94mi
5908 Fairview Ave Savannah, GA	3.0	2.0	1625	$1,950	$1.20	43d	1	0.95mi
1413 E 55th St Savannah, GA	3.0	1.0	1100	$2,500	$2.27	43d	1	1.03mi
1411 E 58th St Savannah, GA	3.0	2.0	1100	$1,900	$1.73	23d	1	1.03mi
1534 E 53rd St Unit A Savannah, GA	3.0	2.0	1606	$2,950	$1.84	23d	1	1.04mi
1109 E 69th St Savannah, GA	2.0	1.0	1120	$1,800	$1.61	23d	1	1.11mi
2112 Clars Ave Unit A Savannah, GA	2.0	1.0	1500	$1,700	$1.13	43d	1	1.12mi
1405 E 51st St Savannah, GA	3.0	2.0	1458	$2,850	$1.95	43d	1	1.21mi
1402 E 51st St Unit 1 Savannah, GA	2.0	1.0	988	$2,100	$2.13	23d	1	1.24mi
5 Sidney Dr Savannah, GA	3.0	2.0	1700	$2,600	$1.53	23d	1	1.24mi
5416 Waters Dr Savannah, GA	3.0	1.0	1723	$2,000	$1.16	23d	1	1.24mi
3222 Bee Rd Savannah, GA	2.0	1.0	900	$1,195	$1.33	13d	1	1.26mi
28 Gerald Dr Savannah, GA	4.0	2.0	1519	$2,650	$1.74	21d	1	1.28mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,869	$2.68	13d	50	1.31mi
637 Columbus Dr Savannah, GA	3.0	2.0	1600	$2,895	$1.81	13d	1	1.34mi
1331 E 48th St Savannah, GA	3.0	2.0	1408	$3,450	$2.45	43d	1	1.37mi
2637 Evergreen Ave Savannah, GA	3.0	2.0	1642	$2,000	$1.22	43d	1	1.38mi
626 Columbus Dr Savannah, GA	2.0	1.0	1350	$1,975	$1.46	23d	1	1.39mi
2902 River Dr Unit D301 Savannah, GA	3.0	2.0	1800	$4,700	$2.61	43d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $249,000 Active 107 DOM
2. 2026-06-17
   days on market $249,000 Active 106 DOM
3. 2026-06-16
   days on market $249,000 Active 105 DOM
4. 2026-06-15
   days on market $249,000 Active 104 DOM
5. 2026-06-14
   days on market $249,000 Active 102 DOM
6. 2026-06-13
   days on market $249,000 Active 101 DOM
7. 2026-06-10
   days on market $249,000 Active 99 DOM
8. 2026-06-09
   days on market $249,000 Active 98 DOM
9. 2026-06-08
   days on market $249,000 Active 97 DOM
10. 2026-06-07
    days on market $249,000 Active 96 DOM
11. 2026-06-05
    days on market $249,000 Active 93 DOM
12. 2026-06-03
    days on market $249,000 Active 92 DOM
13. 2026-06-02
    days on market $249,000 Active 91 DOM
14. 2026-06-01
    days on market $249,000 Active 90 DOM
15. 2026-05-31
    days on market $249,000 Active 89 DOM
16. 2026-05-30
    days on market $249,000 Active 88 DOM
17. 2026-02-13
    listed $249,000 Active 886-char remark

    Show marketing remark (886 chars)

    Owning real estate is about control, whether that means collecting rent or building equity instead of paying it. 2348 Toussaint Avenue offers a clear opportunity at $249,000 for the investor seeking steady demand or the first-time buyer ready to move beyond renting. This entry-level single-family home sits in a pricing lane that keeps entry cost manageable while leaving room for future growth. At this level, many buyers are choosing between apartments or stretching into higher monthly payments. This address provides a simpler path: a home you can live in, lease out, or improve over time. Not luxury. Not oversized. Just a practical property positioned for long-term upside, flexibility, and smart ownership decisions. This home has been a rental for many years and needs updating. All photos have been digitally decluttered. Please call the agent with questions. Tenant occupied.

18. 2006-06-05
    soldstatus $90,000
19. 2003-03-04
    soldstatus $50,900

ⓘ 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: $3,996 · $333/mo
• Projected year-2 tax: $3,996 · $333/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $26,058
• − Mortgage interest: −$13,948
• − Property taxes: −$3,996
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$7,244
• Taxable loss: −$4,544
• Est. tax savings @ 24.0%: +$1,090
• After-tax cash flow: $766/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): 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

+389.2% since first listed

3 events — show timeline

• 2026-02-13 Listed $249,000 Hive MLS
• 2006-06-05 Sold (Public Records) $90,000 Public Records
• 2003-03-04 Sold (Public Records) $50,900 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,996 · +20.2% YoY. Source: county tax records.