4407 Liberty Pkwy · Savannah, GA 31405

$189,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 5 Days on market

Built 1985 5,998 sqft lot Est $217k · 13% under

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Why this score? — see what drove the C 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 +21.6/30.0
• ARV discount +13.3/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• 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

Listing remarks MLS

Traditional ranch-style home with investment potential on a large corner lot. Opportunity meets potential at 4407 Liberty Parkway! Situated on a spacious 5,998 sq. ft. corner lot at Liberty Parkway and Quincy Street, this 3-bedroom, 2-bath home offers 1,200 sq. ft. of interior space and a layout ready for fresh vision. Located in Savannah's Liberty City area, this property is an excellent opportunity for an investor, renovator, or creative buyer looking for a project with strong upside. Inside, the home has brand-new sheetrock throughout, providing a clean starting point for your design plans. Natural light flows through the home, and the sliding glass door opens to a large backyard with room to create an inviting outdoor space. Whether you imagine a cozy rental, a resale renovation, or a refreshed home with modern finishes, this property gives you the room to bring that vision to life. Bring your contractor, your creativity, and your investment mindset. This Liberty City property is full of possibilities and ready for its next chapter.

Key facts

• Brand-new sheetrock
• Large corner lot
• Large backyard

Tags

• LARGE CORNER LOT
• SPACIOUS CORNER LOT
• BRAND-NEW SHEETROCK
• LARGE BACKYARD
• INVITING OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Curbs in the community

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Composition roof; Slab foundation; Built on an R1-zoned 0.1377-acre lot (approx. 50 x 120)
• Exterior features: Front porch; Porch; Chain link fence; Asphalt road access; Has a view

Interior

• Kitchen: Electric water heater; Washer hookup in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central electric air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 8.1% 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); 268 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 36% 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 $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

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 $189,000

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. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $217,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1916 Pendleton St	0.08mi	3/2.0	1,205 (+0%)	18mo	$218,000	$181	81
1817 Lloyd St	0.30mi	3/1.5	1,204 (+0%)	5mo	$275,000	$228	79
1741 Vassar St	0.30mi	3/1.0	1,170 (-2%)	3mo	$195,000	$167	76
4204 Liberty Pkwy	0.12mi	4/2.0 (+1)	1,307 (+9%)	11mo	$221,000	$169	66
1913 Champion St	0.34mi	3/1.0	1,264 (+5%)	8mo	$247,900	$196	64
1914 Tubman St	0.10mi	3/1.0	1,128 (-6%)	22mo	$114,000	$101	63
1825 Lloyd St	0.29mi	3/2.5	1,298 (+8%)	10mo	$300,000	$231	62
1801 Archer St	0.16mi	3/2.0	1,070 (-11%)	16mo	$230,000	$215	61
1823 Mitchell St	0.20mi	3/1.0	1,275 (+6%)	21mo	$220,000	$173	59
2016 Nash Ave	0.63mi	3/2.0	1,291 (+8%)	1mo	$90,000	$70	57
1920 Lloyd St	0.32mi	3/1.0	1,024 (-15%)	3mo	$205,000	$200	54
4012 Walton St	0.65mi	2/1.0 (-1)	1,281 (+7%)	19mo	$94,700	$74	33

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: -9.6%
• Equity multiple: 0.66×
• Total profit: $-18,118
• Equity at exit: $28,181

10-year hold

• IRR: -4.8%
• Equity multiple: 0.73×
• Total profit: $-14,507
• Equity at exit: $16,341

Cash invested: $52,920 (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: 268
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$991
• Tax from tax record: −$197 /mo · $2,363/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $287

Break-even live

Break-even rent $1,604

Max offer price $189,000

Occupancy floor 80%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1930 Upson St Savannah, GA	3.0	1.0	950	$2,155	$2.27	44d	1	0.19mi
32 Pine Dr Savannah, GA	3.0	1.0	1187	$1,800	$1.52	44d	1	0.72mi
2011 Comet Ave Savannah, GA	3.0	2.0	1126	$2,400	$2.13	23d	1	0.81mi
1925 Cowan Ave Savannah, GA	3.0	1.0	950	$1,855	$1.95	44d	1	0.90mi
1921 Cowan Ave Savannah, GA	3.0	1.0	1104	$1,850	$1.68	23d	1	0.90mi
819 Tatem St Savannah, GA	3.0	2.0	1325	$1,795	$1.35	23d	1	0.96mi
1 Brandle Cv Savannah, GA	3.0	2.0	1449	$1,870	$1.29	14d	1	0.98mi
924 Adel St Savannah, GA	3.0	1.0	1000	$1,680	$1.68	44d	1	1.00mi
2807 Ryals St Savannah, GA	3.0	2.0	1220	$1,650	$1.35	23d	1	1.02mi
720 Dixon St Savannah, GA	4.0	2.0	1262	$2,250	$1.78	23d	1	1.09mi
2110 Louis Mills Blvd Savannah, GA	2.0	1.0	928	$1,400	$1.51	44d	1	1.09mi
718 Atlanta St Savannah, GA	3.0	1.0	1319	$1,795	$1.36	44d	1	1.12mi
701 Atlanta St Savannah, GA	3.0	1.0	1140	$1,755	$1.54	44d	1	1.19mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	14d	1	1.33mi
904 Sherman Ave Savannah, GA	3.0	1.0	1172	$1,725	$1.47	44d	1	1.39mi

Listing history 6 events

1. 2026-06-18
   days on market $189,000 Active 5 DOM
2. 2026-06-17
   days on market $189,000 Active 4 DOM
3. 2026-06-16
   days on market $189,000 Active 3 DOM
4. 2026-06-15
   days on market $189,000 Active 2 DOM
5. 2026-06-14
   remarks 693-char remark
6. 2026-06-14
   listed $189,000 Active 1 DOM

ⓘ 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: $2,363 · $197/mo
• Projected year-2 tax: $2,363 · $197/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $23,599
• − Mortgage interest: −$10,587
• − Property taxes: −$2,363
• − Insurance: −$945
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$5,498
• Taxable income: $430
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $3,338/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

+0.0% since first listed

3 events — show timeline

• 2026-06-13 Listed $189,000 HABR
• 2026-06-13 Listed $189,000 GAMLS
• 2026-06-13 Listed $189,000 Hive MLS

Property tax history

+12.5%/yr

Latest (2025): $2,363 · -18.6% YoY. Source: county tax records.