627 W 48th St · Savannah, GA 31405

$145,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 49 Days on market

Built 1927 1,742 sqft lot $173/sqft · at area comps Est $188k · 23% under

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Why this score? — see what drove the B 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.0/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• 1,742 sq ft lot
• Built 1927
• Listed 49 days

Property features AI

Finance

• Other: Zoning: R6

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story; No shared/common walls
• Exterior features: Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Gas water heater
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 soft (-0.7%/yr); 276 active listings in the ZIP; 40 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).
• This rent runs 32% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $4k 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 49 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 $54k; list at $145k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (median comp): $187,938
• List price: $145,000
• Delta: -22.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 46 St	0.10mi	3/1.0	912 (+9%)	13mo	$140,000	$154	71
10 W 51st St	0.44mi	2/1.0 (-1)	822 (-2%)	2mo	$220,650	$268	69
1106 W 41st St	0.51mi	2/1.0 (-1)	864 (+3%)	4mo	$160,000	$185	63
921 W 46th St	0.21mi	2/1.0 (-1)	792 (-6%)	16mo	$113,500	$143	62
515 W 59th St	0.65mi	2/1.0 (-1)	832 (-1%)	2mo	$230,000	$276	62
2712 Burroughs St	0.25mi	2/1.0 (-1)	905 (+8%)	16mo	$60,000	$66	57
1011 W Victory Dr	0.37mi	2/1.0 (-1)	768 (-9%)	12mo	$159,600	$208	53
514 Orchard St	0.13mi	2/2.0 (-1)	768 (-9%)	20mo	$235,000	$306	53
604 W 40th St	0.44mi	3/2.0	923 (+10%)	10mo	$105,000	$114	51
1237 W 50th St	0.55mi	3/1.0	949 (+13%)	11mo	$237,000	$250	44
636 W 35th St	0.73mi	2/1.0 (-1)	900 (+7%)	16mo	$100,000	$111	36
115 W 59th St	0.71mi	2/1.0 (-1)	954 (+14%)	11mo	$225,000	$236	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,174
• Equity at exit: $21,620

10-year hold

• IRR: 5.6%
• Equity multiple: 1.36×
• Total profit: $14,594
• Equity at exit: $12,537

Cash invested: $40,600 (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 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 276
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$760
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $430

Break-even live

Break-even rent $1,189

Max offer price $145,000

Occupancy floor 70%

Sensitivity live

Price	-10% $513	-5% $471	+0% $430	+5% $389	+10% $348
Rent	-10% $293	-5% $362	+0% $430	+5% $499	+10% $567
Rate	-1.0pp $503	-0.5pp $467	base $430	+0.5pp $393	+1.0pp $355

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	15d	1	0.02mi
3212 Burroughs St Savannah, GA	3.0	1.0	814	$1,400	$1.72	25d	1	0.11mi
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	25d	1	0.16mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	45d	1	0.20mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	15d	1	0.25mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	45d	1	0.33mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	25d	1	0.34mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	45d	1	0.34mi
119 W 52nd St Savannah, GA	2.0	1.0	1020	$1,800	$1.76	45d	1	0.35mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	15d	1	0.37mi
3708 Montgomery St Savannah, GA	2.0	1.0	725	$1,400	$1.93	15d	1	0.39mi
2604 Jefferson St Savannah, GA	2.0	1.0	910	$1,900	$2.09	45d	1	0.41mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,633	$1.85	25d	1	0.43mi
12 W 51st St Savannah, GA	2.0	1.0	932	$2,500	$2.68	25d	1	0.44mi
3211 Bull St Unit A Savannah, GA	2.0	1.0	1000	$1,975	$1.98	45d	1	0.45mi
3301 Bull St Unit 4 Savannah, GA	2.0	1.0	1000	$1,750	$1.75	25d	1	0.46mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	15d	1	0.47mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	45d	1	0.48mi
4 W 53rd St Unit 4 Savannah, GA	2.0	1.0	960	$1,400	$1.46	45d	1	0.49mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	45d	1	0.49mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	22d	1	0.49mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	22d	1	0.49mi
2 W 53rd St #3 Savannah, GA	2.0	1.0	1122	$1,750	$1.56	45d	1	0.50mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	15d	1	0.51mi
20 W 54th St Savannah, GA	2.0	1.0	950	$1,200	$1.26	25d	1	0.51mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	25d	1	0.52mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	45d	1	0.54mi
118 W 56th St Savannah, GA	2.0	1.0	936	$1,625	$1.74	15d	1	0.55mi
213 W 39th St Unit B Savannah, GA	3.0	2.0	1000	$2,250	$2.25	25d	1	0.56mi
315 W 38th St Savannah, GA	2.0	2.0	864	$1,600	$1.85	45d	1	0.58mi
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	25d	1	0.58mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	25d	1	0.63mi
201 W 37th St Savannah, GA	3.0	2.0	1000	$2,595	$2.60	45d	1	0.67mi
620 W 36th St Unit B Savannah, GA	3.0	1.0	812	$1,650	$2.03	45d	1	0.67mi
4401 Meding St Savannah, GA	3.0	2.0	1030	$1,500	$1.46	25d	1	0.69mi
2213 Bull St Savannah, GA	2.0	1.0–2.5	975	$3,725	$3.82	15d	108	0.70mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	15d	1	0.71mi
513 W 35th St Savannah, GA	2.0	1.0	930	$1,450	$1.56	15d	1	0.71mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	15d	1	0.77mi
508 Kline St Savannah, GA	2.0	2.0	900	$2,000	$2.22	15d	1	0.77mi

Listing history 44 events

1. 2026-06-21
   days on market $145,000 Active 49 DOM
2. 2026-06-18
   days on market $145,000 Active 46 DOM
3. 2026-06-17
   days on market $145,000 Active 45 DOM
4. 2026-06-16
   days on market $145,000 Active 44 DOM
5. 2026-06-15
   days on market $145,000 Active 43 DOM
6. 2026-06-14
   days on market $145,000 Active 41 DOM
7. 2026-06-13
   days on market $145,000 Active 40 DOM
8. 2026-06-10
   days on market $145,000 Active 38 DOM
9. 2026-06-09
   days on market $145,000 Active 37 DOM
10. 2026-06-08
    days on market $145,000 Active 36 DOM
11. 2026-06-07
    days on market $145,000 Active 35 DOM
12. 2026-06-05
    days on market $145,000 Active 32 DOM
13. 2026-06-03
    days on market $145,000 Active 31 DOM
14. 2026-06-02
    days on market $145,000 Active 30 DOM
15. 2026-06-01
    days on market $145,000 Active 29 DOM
16. 2026-05-31
    days on market $145,000 Active 28 DOM
17. 2026-05-30
    days on market $145,000 Active 27 DOM
18. 2026-05-01
    historical $1,500
19. 2026-04-24
    listed $145,000 Active
20. 2026-03-17
    historical
21. 2026-02-19
    price $1,500
22. 2026-02-02
    price $149,999
23. 2026-02-02
    price $149,999
24. 2026-01-19
    status Active
25. 2026-01-19
    status Back On Market
26. 2026-01-07
    status Under Contract
27. 2026-01-07
    status Pending
28. 2026-01-06
    historical
29. 2025-12-04
    price $23,900
30. 2025-10-31
    historical
31. 2025-10-29
    listed $1,600
32. 2025-09-04
    price $159,999
33. 2025-08-17
    price $175,499
34. 2025-06-17
    price $174,999
35. 2025-05-29
    price $175,000
36. 2025-05-08
    price $199,999
37. 2025-04-24
    listed $215,000 New
38. 2025-04-24
    listed $159,999 Active
39. 2025-04-24
    listed $159,999
40. 2022-08-25
    soldstatus $53,750
41. 2017-07-21
    soldstatus $22,000
42. 2017-05-01
    listed $23,900
43. 2016-01-07
    historical
44. 2014-11-04
    listed $389,000

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,419 · $118/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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $20,803
• − Mortgage interest: −$8,122
• − Property taxes: −$1,419
• − Insurance: −$725
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,218
• Taxable income: $2,990
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $4,448/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): 40,764
• Household income: $65,710
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 1712.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 47% White 38% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -147.33%
• Current HPI: 307.4442
• Rent YoY: ▼ -0.66%
• 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

-99.6% since first listed

27 events — show timeline

• 2026-05-01 Rental Removed $1,500 APPFOLIO
• 2026-04-24 Listed $145,000 Hive MLS
• 2026-03-17 Listing Removed — GAMLS
• 2026-02-19 Price Changed $1,500 APPFOLIO
• 2026-02-02 Price Changed $149,999 Hive MLS
• 2026-02-02 Price Changed $149,999 GAMLS
• 2026-01-19 Relisted — Hive MLS
• 2026-01-19 Relisted — GAMLS
• 2026-01-07 Pending — GAMLS
• 2026-01-07 Pending — Hive MLS
• 2026-01-06 Listing Removed — Hive MLS
• 2025-12-04 Price Changed $23,900 Hive MLS
• 2025-10-31 Listing Removed — Hive MLS
• 2025-10-29 Listed for Rent $1,600 APPFOLIO
• 2025-09-04 Price Changed $159,999 GAMLS
• 2025-08-17 Price Changed $175,499 GAMLS
• 2025-06-17 Price Changed $174,999 GAMLS
• 2025-05-29 Price Changed $175,000 GAMLS
• 2025-05-08 Price Changed $199,999 GAMLS
• 2025-04-24 Listed $159,999 Hive MLS
• 2025-04-24 Listed $159,999 Hive MLS
• 2025-04-24 Listed $215,000 GAMLS
• 2022-08-25 Sold (Public Records) $53,750 Public Records
• 2017-07-21 Sold (MLS) $22,000 Hive MLS
• 2017-05-01 Listed $23,900 Hive MLS
• 2016-01-07 Listing Removed — Hive MLS
• 2014-11-04 Listed $389,000 Hive MLS

Property tax history

+25.9%/yr

Latest (2025): $1,419 · +43.1% YoY. Source: county tax records.