158 Geranium Way · Savannah, GA 31302

$306,333

3 bd · 2.0 ba · 1,520 sqft · SingleFamily · 6 Days on market

Built 2026 Good condition Est $330k · 7% 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).

• Cash flow +12.9/30.0
• ARV discount +10.7/15.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Schools +2.0/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-story home features two bedrooms and a bathroom located at the front of the home, while the open kitchen, breakfast area and family room flow to the backyard with adjacent sliding doors. At the back of the home is the owner's suite with a full-sized bathroom.

Key facts

• 2 garage spots
• Built 2026
• Listed 5 days

Property features AI

Finance

• Financial info: List price $346,333

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family residence (Spec new construction, Dover plan)
• Exterior features: Address: 158 Geranium Way, Bloomingdale, GA 31302

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built Dover plan; Living area of 1520

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $306k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-23 ($-273/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (13.5% below list).
• Recommended offer: $265k (13.5% 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 falling (-5.5%/yr); 262 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $2,651/mo this rent would consume 46% of the median local household income ($69k/yr) (locally 188% 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 $9k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $265,092 (13.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.87% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $329,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Bottlebrush Dr	0.28mi	3/2.0	1,520 (0%)	16mo	$335,935	$221	74
170 Bottlebrush Dr	0.51mi	3/2.0	1,520 (0%)	11mo	$300,782	$198	67
164 Bottlebrush Dr	0.49mi	3/2.0	1,520 (0%)	13mo	$328,611	$216	67
120 Crimson Ln	0.54mi	3/2.0	1,520 (0%)	10mo	$305,366	$201	66
141 Crimson Ln	0.60mi	3/2.0	1,520 (0%)	10mo	$300,000	$197	64
149 Crimson Ln	0.58mi	3/2.0	1,520 (0%)	11mo	$299,754	$197	64
130 Amethyst Dr	0.31mi	3/2.0	1,430 (-6%)	16mo	$310,240	$217	62
138 Bottlebrush Dr	0.37mi	3/2.0	1,421 (-6%)	14mo	$316,000	$222	60
150 Bottlebrush Dr	0.43mi	3/2.0	1,421 (-6%)	13mo	$311,829	$219	58
124 Crimson Ln	0.55mi	3/2.0	1,421 (-6%)	10mo	$317,693	$224	55
169 Bottlebrush Dr	0.52mi	3/2.0	1,421 (-6%)	12mo	$326,577	$230	55
137 Crimson Ln	0.59mi	3/2.0	1,421 (-6%)	11mo	$294,537	$207	52

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: -20.2%
• Equity multiple: 0.31×
• Total profit: $-58,818
• Equity at exit: $45,675

10-year hold

• IRR: -21.8%
• Equity multiple: 0.03×
• Total profit: $-82,946
• Equity at exit: $26,486

Cash invested: $85,773 (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 31302

• Home prices YoY: -18.5%
• Rents YoY: -5.5%
• Active inventory: 262
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,651 high
• Mortgage (P&I): −$1,606
• Tax est. 1.5%: −$383 /mo · $4,595/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-23

Break-even live

Break-even rent $2,680

Max offer price $303,038

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: $76,583
• Closing costs: $9,190
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Barefoot Dr Bloomingdale, GA	4.0	2.5	2000	$2,800	$1.40	44d	1	0.37mi
154 Bottlebrush Dr Bloomingdale, GA	4.0	2.5	1853	$2,400	$1.30	44d	1	0.42mi
201 Powers Pass Savannah, GA	2.0–3.0	2.0–3.0	1245	$2,452	$1.97	14d	25	0.67mi
100 Firefly Cir Bloomingdale, GA	3.0–5.0	2.0–2.5	1892	$2,350	$1.24	23d	1	0.92mi
107 Firefly Cir Bloomingdale, GA	4.0	2.0	1904	$3,500	$1.84	44d	1	0.95mi
455 Coconut Dr Bloomingdale, GA	4.0	2.5	2174	$2,350	$1.08	44d	1	1.37mi
154 Guana Ln Bloomingdale, GA	4.0	3.5	1920	$2,700	$1.41	44d	1	1.41mi

Listing history 5 events

1. 2026-06-08
   pricedays on market $306,333 Active 6 DOM
2. 2026-06-07
   days on market $346,333 Active 5 DOM
3. 2026-06-05
   days on market $346,333 Active 2 DOM
4. 2026-06-03
   remarks 271-char remark
5. 2026-06-03
   listed $346,333 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,811
• − Mortgage interest: −$17,159
• − Property taxes: −$4,595
• − Insurance: −$1,532
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − Depreciation: −$8,912
• Taxable loss: −$5,476
• Est. tax savings @ 24.0%: +$1,314
• After-tax cash flow: $1,041/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-story home is in good condition with a modern kitchen and bathrooms, well-maintained exterior, and hardwood flooring. It has potential for further updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and functionality of the bathrooms.
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and functionality of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: Effingham County · 68,439 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 8,899
• Household income: $68,998
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 188.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 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: ▼ -66.89%
• Current HPI: 293.9427
• Rent YoY: ▼ -5.51%
• 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