1015 W 36th St W · Savannah, GA 31415

$160,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 17 Days on market

Built 1910 2,395 sqft lot $178/sqft · at area comps Est $165k · at est. ↓ 28% since listing

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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 +24.8/30.0
• ARV discount +8.8/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1015 W 36th St - a charming Savannah home located just minutes from Downtown, the Starland District, and the fast-growing Westside corridor. This property offers a great opportunity for homeowners or investors looking to secure a well-located home in an area experiencing strong revitalization. The home has already been significantly updated both inside and out, giving it a fresh, move-in-ready feel while still offering room to add value if desired. Property is being sold as-is. Don't miss your chance to own a beautifully improved home in one of Savannah's most accessible and up-and-coming neighborhoods.

Key facts

• Westside corridor
• Starland district
• Move-in-ready

Tags

• MINUTES FROM DOWNTOWN
• STARLAND DISTRICT
• WESTSIDE CORRIDOR
• SIGNIFICANTLY UPDATED
• MOVE-IN-READY
• BEAUTIFULLY IMPROVED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 76 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; lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $1,834/mo this rent would consume 59% of the median local household income ($37k/yr) (locally 613% 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 $1k of loan paydown is wiped out by about $5k 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 17 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.15% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $164,604
• List price: $160,000
• Delta: 3.28%
• 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
1106 W 41st St	0.30mi	2/1.0 (-1)	864 (-4%)	4mo	$160,000	$185	71
604 W 40th St	0.39mi	3/2.0	923 (+3%)	10mo	$105,000	$114	66
2403 Florance St	0.32mi	3/2.0	992 (+10%)	8mo	$250,000	$252	57
1402 Cloverdale Dr	0.59mi	3/1.0	825 (-8%)	6mo	$219,900	$267	54
1025 Elliott Ave	0.71mi	2/2.0 (-1)	900 (0%)	5mo	$115,000	$128	53
821 W 42nd St	0.35mi	2/2.0 (-1)	1,008 (+12%)	4mo	$227,000	$225	51
1025 W 40th St	0.26mi	2/2.0 (-1)	1,026 (+14%)	9mo	$220,000	$214	48
316 W 38th St	0.50mi	2/1.5 (-1)	1,000 (+11%)	6mo	$555,000	$555	46
1219 Elliott Ave	0.65mi	2/1.0 (-1)	972 (+8%)	8mo	$160,000	$165	45
628 48th St W	0.70mi	3/1.0	975 (+8%)	11mo	$107,000	$110	45
1208 Mccarthy Ave	0.62mi	3/1.0	768 (-15%)	3mo	$65,500	$85	44
1018 Carter St	0.70mi	2/1.0 (-1)	810 (-10%)	5mo	$200,000	$247	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,378
• Equity at exit: $23,857

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $24,022
• Equity at exit: $13,834

Cash invested: $44,800 (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 31415

• Home prices YoY: -21.4%
• Active inventory: 76
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$839
• Tax from tax record: −$205 /mo · $2,462/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $338

Break-even live

Break-even rent $1,406

Max offer price $160,000

Occupancy floor 77%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	14d	1	0.11mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	23d	1	0.14mi
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	23d	1	0.16mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	23d	1	0.21mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	14d	1	0.22mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	44d	1	0.24mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	14d	1	0.24mi
620 W 36th St Unit B Savannah, GA	3.0	1.0	812	$1,650	$2.03	44d	1	0.29mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	44d	1	0.29mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	44d	1	0.31mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	14d	1	0.38mi
513 W 35th St Savannah, GA	2.0	1.0	930	$1,450	$1.56	14d	1	0.38mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	23d	1	0.40mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	44d	1	0.41mi
508 Kline St Savannah, GA	2.0	2.0	900	$2,000	$2.22	14d	1	0.41mi
417 W 32nd St Unit B Savannah, GA	3.0	3.0	972	$2,600	$2.67	44d	1	0.50mi
315 W 38th St Savannah, GA	2.0	2.0	864	$1,600	$1.85	44d	1	0.53mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	21d	1	0.55mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	21d	1	0.55mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	44d	1	0.56mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	14d	1	0.56mi
1418 Montgomery St Savannah, GA	2.0	1.0–2.0	576	$1,900	$3.30	14d	13	0.56mi
323 W 31st St #2 Savannah, GA	2.0	1.0	850	$1,850	$2.18	14d	1	0.56mi
321 W 31st St Unit 1 Savannah, GA	2.0	1.0	800	$1,900	$2.38	14d	1	0.57mi
319 W 31st St Savannah, GA	2.0	1.0	756	$1,800	$2.38	44d	1	0.57mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	44d	1	0.59mi
201 W 37th St Savannah, GA	3.0	2.0	1000	$2,595	$2.60	44d	1	0.60mi
213 W 39th St Unit B Savannah, GA	3.0	2.0	1000	$2,250	$2.25	23d	1	0.60mi
2604 Jefferson St Savannah, GA	2.0	1.0	910	$1,900	$2.09	44d	1	0.65mi
217 W Anderson St Savannah, GA	2.0	2.0	1100	$2,800	$2.55	44d	1	0.65mi
301 W Henry St Unit B Savannah, GA	2.0	1.0	1100	$2,100	$1.91	23d	1	0.66mi
218 W Anderson St Savannah, GA	2.0	1.0	900	$1,850	$2.06	21d	1	0.66mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	14d	1	0.70mi
18 W 36th St Savannah, GA	2.0	1.0	1087	$1,650	$1.52	44d	1	0.70mi
2213 Bull St Savannah, GA	2.0	1.0–2.5	975	$3,725	$3.82	14d	108	0.74mi
905 Elliott Ave Savannah, GA	2.0	2.0	1032	$1,800	$1.74	44d	1	0.76mi
1313 Whitaker St Unit C Savannah, GA	3.0	2.0	1000	$2,150	$2.15	44d	1	0.76mi
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	23d	1	0.76mi
1437 Audubon Dr Savannah, GA	3.0	1.0	925	$1,575	$1.70	44d	1	0.76mi
3212 Burroughs St Savannah, GA	3.0	1.0	814	$1,400	$1.72	23d	1	0.78mi

Listing history 28 events

1. 2026-06-18
   days on market $160,000 Active 17 DOM
2. 2026-06-17
   days on market $160,000 Active 16 DOM
3. 2026-06-16
   days on market $160,000 Active 15 DOM
4. 2026-06-15
   days on market $160,000 Active 14 DOM
5. 2026-06-14
   days on market $160,000 Active 12 DOM
6. 2026-06-13
   days on market $160,000 Active 11 DOM
7. 2026-06-10
   days on market $160,000 Active 9 DOM
8. 2026-06-09
   days on market $160,000 Active 8 DOM
9. 2026-06-08
   days on market $160,000 Active 7 DOM
10. 2026-06-07
    days on market $160,000 Active 6 DOM
11. 2026-06-05
    days on market $160,000 Active 3 DOM
12. 2026-06-03
    days on market $160,000 Active 2 DOM
13. 2026-06-02
    pricestatusdays on marketlisting id $160,000 Active 1 DOM
14. 2026-06-01
    statusdays on marketlisting id $170,000 New 21 DOM
15. 2026-05-31
    days on market $170,000 Active 186 DOM
16. 2026-05-30
    days on market $170,000 Active 185 DOM
17. 2026-05-11
    listed $170,000 New 621-char remark

    Show marketing remark (621 chars)

    Welcome to 1015 W 36th St - a charming Savannah home located just minutes from Downtown, the Starland District, and the fast-growing Westside corridor. This property offers a great opportunity for homeowners or investors looking to secure a well-located home in an area experiencing strong revitalization. The home has already been significantly updated both inside and out, giving it a fresh, move-in-ready feel while still offering room to add value if desired. Property is being sold as-is. Don't miss your chance to own a beautifully improved home in one of Savannah's most accessible and up-and-coming neighborhoods.

18. 2026-05-01
    historical
19. 2026-02-26
    price $170,000
20. 2026-02-26
    price $170,000
21. 2026-01-28
    price $189,900
22. 2026-01-28
    price $189,900
23. 2025-12-16
    price $209,900
24. 2025-12-16
    price $209,900
25. 2025-11-26
    listed $234,900 Active
26. 2025-11-26
    listed $234,900 New
27. 2025-11-25
    historical
28. 2025-11-25
    historical $234,900

ⓘ 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: $2,462 · $205/mo
• Projected year-2 tax: $2,462 · $205/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 ≥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: $22,006
• − Mortgage interest: −$8,962
• − Property taxes: −$2,462
• − Insurance: −$800
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$4,655
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $3,669/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): 11,082
• Household income: $37,109
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 613.0

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 Black (89%)
• Race & ethnicity: Black 89% White 5% Hispanic / Latino 5% Two or more races 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -55.36%
• Current HPI: 203.0696
• Rent YoY: —
• 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

-27.6% since first listed

12 events — show timeline

• 2026-05-11 Listed $170,000 GAMLS
• 2026-05-01 Listing Removed — GAMLS
• 2026-02-26 Price Changed $170,000 FMLS
• 2026-02-26 Price Changed $170,000 GAMLS
• 2026-01-28 Price Changed $189,900 GAMLS
• 2026-01-28 Price Changed $189,900 FMLS
• 2025-12-16 Price Changed $209,900 FMLS
• 2025-12-16 Price Changed $209,900 GAMLS
• 2025-11-26 Listed $234,900 FMLS
• 2025-11-26 Listed $234,900 GAMLS
• 2025-11-25 Coming Soon — GAMLS
• 2025-11-25 Coming Soon $234,900 FMLS

Property tax history

+17.1%/yr

Latest (2025): $2,462 · +7.6% YoY. Source: county tax records.