7350 Leghorn St · Savannah, GA 31406

$260,000

3 bd · 2.0 ba · 1,239 sqft · SingleFamily public records · 23 Days on market

Built 1994 Est $275k · 5% 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 +13.9/30.0
• ARV discount +10.0/15.0
• Livability +4.3/5.0
• DSCR +4.2/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

$260,000 & acirc; & euro; & ldquo; For Sale By Owner | Buyer & acirc; & euro; & trade; s agents welcome 7350 Leghorn Street, Savannah, GA 31406 3 beds | 2 baths | 1,239 sq ft | 4,791 sq ft lot Charming single-story home priced to sell! This well-maintained 3-bedroom, 2-bathroom home offers 1,239 sq ft of living space with a smart, functional layout perfect for families, first-time buyers, or anyone looking to downsize. Features include central A/C and heating, an attached garage, and a spacious backyard & acirc; & euro; & rdquo; all set on a 4,791 sq ft lot in a quiet, established neighborhood. Highlights: Single-story floor plan Central A/C and

Key facts

• Built 1994
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $30 ($357/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 $225k (13.6% below list).
• Recommended offer: $225k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 flat; 176 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $8k 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 23 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $260k implies a 300% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,566 (13.6% 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: 0.86% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $275,058
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7305 Leghorn St	0.21mi	3/2.0	1,248 (+1%)	10mo	$270,000	$216	81
7303 Albert St	0.22mi	3/2.0	1,228 (-1%)	10mo	$298,000	$243	80
7322 Albert St	0.14mi	4/2.0 (+1)	1,295 (+4%)	2mo	$212,500	$164	79
7227 Central Ave	0.19mi	3/2.0	1,331 (+7%)	9mo	$296,000	$222	72
7206 Garfield St	0.46mi	3/2.0	1,274 (+3%)	3mo	$300,000	$235	71
11 Gilliam Ave	0.69mi	3/2.0	1,241 (+0%)	8mo	$295,000	$238	61
7014 Key St	0.68mi	3/2.0	1,290 (+4%)	5mo	$213,000	$165	57
6977 Damascus Rd	0.74mi	3/2.0	1,227 (-1%)	8mo	$251,638	$205	57
113 Gilliam Ave	0.67mi	2/1.0 (-1)	1,161 (-6%)	7mo	$276,000	$238	43
10 Tara Manor Dr	0.68mi	3/2.0	1,372 (+11%)	10mo	$314,000	$229	42
4 Friar Tuck Dr	0.69mi	4/2.0 (+1)	1,404 (+13%)	2mo	$289,900	$206	39
17 Robin Hood Dr	0.73mi	3/2.0	1,410 (+14%)	9mo	$239,000	$170	35

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 · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.36×
• Total profit: $-46,733
• Equity at exit: $38,767

10-year hold

• IRR: -18.5%
• Equity multiple: 0.13×
• Total profit: $-63,375
• Equity at exit: $22,480

Cash invested: $72,800 (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 31406

• Rents YoY: 0.0%
• Active inventory: 176
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,246 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$273 /mo · $3,271/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $30

Break-even live

Break-even rent $2,208

Max offer price $260,000

Occupancy floor 94%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7339 Leghorn St Savannah, GA	3.0	2.0	1156	$3,200	$2.77	13d	1	0.08mi
124 Hunt Club Ct Savannah, GA	3.0	2.0	1018	$1,700	$1.67	23d	1	0.26mi
135 Hunt Club Ct Savannah, GA	2.0	1.0	874	$1,350	$1.54	23d	1	0.29mi
141 Hunt Club Ct Savannah, GA	2.0	1.5	1024	$1,600	$1.56	23d	1	0.31mi
8618 Ferguson Ave Savannah, GA	3.0	2.0	1150	$1,800	$1.57	23d	1	0.53mi
8620 Ferguson Ave Savannah, GA	3.0	2.0	1150	$1,800	$1.57	23d	1	0.54mi
200 Varnedoe Dr Savannah, GA	2.0	1.0	900	$1,125	$1.25	23d	1	0.69mi
132 Neva Ave Savannah, GA	3.0	2.0	1063	$1,735	$1.63	23d	1	0.80mi
104 Holcomb St Savannah, GA	2.0	2.0	963	$1,950	$2.02	13d	1	0.91mi
100 Fair Oaks DR Savannah, GA	1.0–3.0	1.0–2.0	1144	$2,470	$2.16	13d	19	0.93mi
7708 Central Ave Savannah, GA	2.0	2.0	1095	$4,000	$3.65	43d	1	0.96mi
15 Government Rd Savannah, GA	2.0	1.5	1200	$3,500	$2.92	43d	1	1.36mi

Listing history 18 events

1. 2026-06-18
   days on market $260,000 Active 23 DOM
2. 2026-06-17
   days on market $260,000 Active 22 DOM
3. 2026-06-16
   days on market $260,000 Active 21 DOM
4. 2026-06-15
   days on market $260,000 Active 20 DOM
5. 2026-06-14
   days on market $260,000 Active 18 DOM
6. 2026-06-13
   days on market $260,000 Active 17 DOM
7. 2026-06-10
   days on market $260,000 Active 15 DOM
8. 2026-06-09
   days on market $260,000 Active 14 DOM
9. 2026-06-08
   days on market $260,000 Active 13 DOM
10. 2026-06-07
    days on market $260,000 Active 12 DOM
11. 2026-06-05
    days on market $260,000 Active 9 DOM
12. 2026-06-03
    days on market $260,000 Active 8 DOM
13. 2026-06-02
    days on market $260,000 Active 7 DOM
14. 2026-06-01
    days on market $260,000 Active 6 DOM
15. 2026-05-31
    days on market $260,000 Active 5 DOM
16. 2026-05-30
    days on market $260,000 Active 4 DOM
17. 2026-05-26
    listed $260,000 Active
18. 1994-04-30
    soldstatus $65,000

ⓘ 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: $3,271 · $273/mo
• Projected year-2 tax: $3,271 · $273/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 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: $26,948
• − Mortgage interest: −$14,564
• − Property taxes: −$3,271
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − Depreciation: −$7,564
• Taxable loss: −$4,062
• Est. tax savings @ 24.0%: +$975
• After-tax cash flow: $1,331/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

• County: Chatham County · 271,602 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 34,904
• Household income: $67,120
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1453.0

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: White 47% Black 38% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Asian/Pacific 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: ▼ -240.18%
• Current HPI: 280.3587
• Rent YoY: ▬ 0.04%
• 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

+300.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $260,000 FSBO.com
• 1994-04-30 Sold (Public Records) $65,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,271 · -2.4% YoY. Source: county tax records.