616 E 33rd St · Savannah, GA 31401

$170,000

2 bd · 1.0 ba · 976 sqft · SingleFamily public records · 68 Days on market

Built 1900 5,184 sqft lot Est $269k · 37% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and first time home buyers. Bungalow in an area of revitalization. 2 Bedroom , 1 bath, so don't miss this opportunity to make this your own.

Key facts

• 5,184 sq ft lot
• Built 1900
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 rising (+3.0%/yr); 332 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); 45% 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 $1,986/mo this rent would consume 45% of the median local household income ($53k/yr) (locally 2031% 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 68 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $269,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 Grove St	0.21mi	2/1.0	972 (-0%)	5mo	$268,000	$276	86
601 E 31st St	0.07mi	3/1.5 (+1)	1,040 (+7%)	4mo	$265,000	$255	75
539 E Gwinnett St	0.48mi	3/1.0 (+1)	968 (-1%)	8mo	$487,000	$503	64
1515 Vine St	0.26mi	3/1.0 (+1)	1,060 (+9%)	6mo	$265,000	$250	64
412 E 41st St	0.52mi	2/1.0	1,076 (+10%)	1mo	$389,000	$362	58
1017 E 37th St	0.56mi	2/1.0	879 (-10%)	2mo	$123,000	$140	55
913 E 39th St	0.56mi	3/1.0 (+1)	1,030 (+6%)	9mo	$181,000	$176	52
805 E 33rd St	0.31mi	3/1.0 (+1)	1,115 (+14%)	6mo	$363,000	$326	52
1106 E Broad St	0.30mi	3/2.0 (+1)	839 (-14%)	3mo	$399,000	$476	51
734 E 38th St	0.42mi	2/2.5	1,076 (+10%)	8mo	$227,000	$211	51
1133 E 32nd St	0.62mi	2/2.0	1,036 (+6%)	8mo	$319,900	$309	50
1126 E Waldburg St	0.71mi	2/1.0	1,119 (+15%)	1mo	$235,000	$210	42

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-539
• Equity at exit: $25,348

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $34,057
• Equity at exit: $14,698

Cash invested: $47,600 (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 31401

• Rents YoY: 3.0%
• Active inventory: 332
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$891
• Tax from tax record: −$181 /mo · $2,176/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $425

Break-even live

Break-even rent $1,448

Max offer price $170,000

Occupancy floor 74%

Sensitivity live

Price	-10% $522	-5% $474	+0% $425	+5% $377	+10% $329
Rent	-10% $269	-5% $347	+0% $425	+5% $504	+10% $582
Rate	-1.0pp $511	-0.5pp $469	base $425	+0.5pp $381	+1.0pp $337

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1709 Le Grand St Unit 1709 Savannah, GA	2.0	1.0	1080	$1,595	$1.48	45d	1	0.06mi
530 E 35th St Unit B Savannah, GA	1.0	1.0	950	$1,695	$1.78	22d	1	0.09mi
512 E 33rd St Unit 1244808P Savannah, GA	2.0	2.0	990	$3,196	$3.23	15d	1	0.14mi
637 E Anderson St Savannah, GA	1.0	1.0	705	$1,575	$2.23	15d	1	0.17mi
637 E Anderson St Unit A Savannah, GA	2.0	1.0	850	$1,850	$2.18	45d	1	0.17mi
637 E Anderson St Unit B Savannah, GA	2.0	1.0	850	$1,700	$2.00	45d	1	0.17mi
637 E Anderson St Unit D Savannah, GA	2.0	1.0	850	$1,450	$1.71	45d	1	0.17mi
704 E 32nd St Unit B Savannah, GA	1.0	1.0	550	$1,550	$2.82	25d	1	0.17mi
1716 Habersham St Apt 6 Savannah, GA	2.0	1.5	1100	$2,200	$2.00	22d	1	0.22mi
421 E Anderson St Savannah, GA	1.0	1.0	1000	$1,600	$1.60	45d	1	0.24mi
613 E Duffy Ln Unit A Savannah, GA	2.0	2.0	1066	$1,950	$1.83	15d	1	0.25mi
304 E 33rd St Savannah, GA	2.0	1.5	1099	$1,950	$1.77	25d	1	0.28mi
702 E Henry St Unit B Savannah, GA	2.0	1.0	750	$1,800	$2.40	15d	1	0.28mi
1212 Price St Unit A Savannah, GA	2.0	1.0	900	$2,600	$2.89	45d	1	0.30mi
616 E Duffy St Savannah, GA	2.0	2.0	860	$2,500	$2.91	15d	1	0.30mi
614 E Duffy St Savannah, GA	2.0	2.0	817	$1,800	$2.20	15d	1	0.30mi
1203 Atlantic Ave Savannah, GA	1.0	1.0	550	$1,200	$2.18	15d	1	0.30mi
412 Seiler Ave Unit A Savannah, GA	1.0	1.0	651	$1,400	$2.15	45d	1	0.30mi
533 E 38th St Savannah, GA	1.0	1.5	745	$1,500	$2.01	45d	1	0.31mi
310 E Anderson St Unit C Savannah, GA	1.0	1.0	675	$1,295	$1.92	15d	1	0.32mi
313 E Henry St Unit C Savannah, GA	1.0	1.0	750	$1,745	$2.33	45d	1	0.33mi
532 E Park Ave Savannah, GA	1.0	1.0	1010	$2,900	$2.87	45d	1	0.36mi
501 E Park Ave Unit 1 Savannah, GA	1.0	1.0	700	$1,695	$2.42	45d	1	0.36mi
222 E 37th St Savannah, GA	1.0–2.0	1.0	555	$1,213	$2.19	45d	1	0.37mi
309 E Duffy St Savannah, GA	2.0	1.0	950	$2,200	$2.32	45d	1	0.38mi
407 E Park Ave Unit A Savannah, GA	2.0	1.0	1108	$1,975	$1.78	45d	1	0.38mi
502 E Park Ave Unit A Savannah, GA	2.0	1.0	900	$1,800	$2.00	15d	1	0.39mi
209 E Duffy St Unit A Savannah, GA	1.0	1.0	783	$2,950	$3.77	22d	1	0.43mi
914 E 34th St Unit 916 Savannah, GA	3.0	1.0	935	$1,995	$2.13	25d	1	0.43mi
29 E 34th St Apt 3 Savannah, GA	1.0	1.0	1050	$1,675	$1.60	15d	1	0.44mi
124 E Henry St Unit D Savannah, GA	1.0	1.0	750	$1,450	$1.93	15d	1	0.44mi
17 E 31st St Savannah, GA	1.0–2.0	1.0–2.0	848	$2,940	$3.46	15d	12	0.45mi
762 E Waldburg St Savannah, GA	2.0	1.0	700	$1,650	$2.36	25d	1	0.46mi
9 E 32nd St Unit B Savannah, GA	1.0	1.0	1000	$1,650	$1.65	15d	1	0.47mi
8 E 33rd St Unit B Savannah, GA	1.0	1.0	558	$1,500	$2.69	15d	1	0.47mi
542 E Bolton St Savannah, GA	2.0	1.0	1060	$1,700	$1.60	15d	1	0.47mi
810 E Park Ave Unit B Savannah, GA	3.0	2.0	1100	$2,700	$2.45	45d	1	0.48mi
1512 Bull St Savannah, GA	1.0	1.0	950	$2,809	$2.96	45d	1	0.49mi
625 E 41st St Savannah, GA	2.0	1.0	1000	$2,500	$2.50	45d	1	0.49mi
112 E Duffy St Savannah, GA	2.0	1.0	987	$2,150	$2.18	45d	1	0.49mi

Listing history 3 events

1. 2026-02-17
   status Pending
2. 2025-12-11
   listed Active Under Contract
3. 2025-08-05
   listed $170,000

ⓘ 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: $2,176 · $181/mo
• Projected year-2 tax: $2,176 · $181/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $23,835
• − Mortgage interest: −$9,523
• − Property taxes: −$2,176
• − Insurance: −$850
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$4,945
• Taxable income: $2,527
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $4,499/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): 20,445
• Household income: $52,509
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 2031.0

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 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Chinese 2% 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: ▼ -358.74%
• Current HPI: 553.5645
• Rent YoY: ▲ 2.95%
• 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

3 events — show timeline

• 2026-02-17 Pending — Hive MLS
• 2025-12-11 Listed — Hive MLS
• 2025-08-05 Listed $170,000 Hive MLS

Property tax history

+16.7%/yr

Latest (2025): $2,176 · -39.9% YoY. Source: county tax records.