1715 Dunn St · Savannah, GA 31415

$185,000

3 bd · 2.0 ba · 1,098 sqft · SingleFamily public records · 61 Days on market

Built 2008 3,006 sqft lot $168/sqft · 51% above area

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• 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

SHORT SALE!! SUBJECT TO THIRD PARTY APPROVAL!! ALL OFFERS MUST BE SUBMITTED WITH A PRELIMINARY HUD STATEMENT! PLEASE INCLUDE SHORT SALE EXHIBIT ATTENTION INVESTORS! 3BR/2BA HOME WITH 1,098 SQ. FT. PREVIOUSLY RENOVATED BUT NOW IN NEED OF FULL DEEP CLEANING AND COSMETIC UPDATES DUE TO DEFERRED MAINTENANCE. THIS PROPERTY OFFERS STRONG UPSIDE WITH A SOLID LAYOUT, FENCED BACKYARD, AND PRIME LOCATION NEAR THE CITY CENTER. PERFECT FOR FIX-AND-FLIP OR ADDING TO YOUR RENTAL PORTFOLIO. PRICED AGGRESSIVELY FOR A QUICK SALE – THIS WILL NOT LAST! SOLD AS-IS. SELLER WILL MAKE REPAIRS.

Key facts

• Fenced backyard
• 3,006 sq ft lot
• Built 2008

Tags

• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/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 $172k (6.8% below list).
• Recommended offer: $172k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: 78 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $1,724/mo this rent would consume 56% 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 $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

• It's been on market 61 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $172,446 (6.8% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (median comp): $122,378
• List price: $185,000
• Delta: 51.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 Dunn St	0.03mi	3/2.0	1,180 (+8%)	2mo	$260,000	$220	85
207 Cleland Ave	0.31mi	3/2.0	1,118 (+2%)	4mo	$140,000	$125	80
2016 Eppinger St	0.08mi	2/2.0 (-1)	1,018 (-7%)	1mo	$210,000	$206	78
2102 Patch St	0.06mi	3/1.0	960 (-13%)	4mo	$115,000	$120	69
2011 Gugel St	0.10mi	2/1.0 (-1)	960 (-13%)	4mo	$220,000	$229	62
275 Scarborough St	0.67mi	3/2.0	1,120 (+2%)	4mo	$244,500	$218	62
259 Brittany St	0.07mi	2/1.0 (-1)	934 (-15%)	3mo	$69,500	$74	61
1600 Damon St	0.46mi	3/1.0	1,224 (+12%)	6mo	$165,000	$135	51
2108 Krenson St	0.44mi	3/1.0	1,224 (+12%)	9mo	$82,500	$67	49
4 Bardwell Way	0.74mi	3/2.0	1,256 (+14%)	3mo	$289,190	$230	39
227 Glass St	0.74mi	2/1.0 (-1)	1,000 (-9%)	5mo	$299,000	$299	37
109 Kingman Ave	0.73mi	2/1.0 (-1)	936 (-15%)	5mo	$165,000	$176	28

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-16,907
• Equity at exit: $27,584

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,973
• Equity at exit: $15,995

Cash invested: $51,800 (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: 78
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$970
• Tax from tax record: −$109 /mo · $1,309/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $206

Break-even live

Break-even rent $1,464

Max offer price $185,000

Occupancy floor 83%

Sensitivity live

Price	-10% $311	-5% $258	+0% $206	+5% $154	+10% $101
Rent	-10% $70	-5% $138	+0% $206	+5% $274	+10% $342
Rate	-1.0pp $299	-0.5pp $253	base $206	+0.5pp $158	+1.0pp $109

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 Eppinger St Savannah, GA	3.0	2.0	1144	$1,500	$1.31	25d	1	0.08mi
2023 Gugel St Savannah, GA	3.0	2.0	1008	$1,900	$1.88	45d	1	0.09mi
2014 Lewden St Savannah, GA	3.0	1.0	1164	$1,600	$1.37	25d	1	0.16mi
120 Jenks St Savannah, GA	3.0	1.0	1042	$1,600	$1.54	45d	1	0.18mi
226 Fell St Savannah, GA	3.0	1.0	1025	$1,695	$1.65	23d	1	0.20mi
1416 Chester St Savannah, GA	3.0	1.0	960	$1,600	$1.67	25d	1	0.35mi
1402 New Castle St Savannah, GA	2.0	1.0	928	$1,500	$1.62	45d	1	0.41mi
40 Eagle St Savannah, GA	1.0–2.0	1.0	841	$1,331	$1.58	25d	6	0.55mi
1325 Exley St Savannah, GA	3.0	2.0	1327	$1,156	$0.87	45d	2	0.58mi
1325 Exley St Savannah, GA	2.0–3.0	1.0–2.5	1193	$1,432	$1.20	23d	6	0.58mi
206 Ferrill St Savannah, GA	3.0	1.0	936	$1,450	$1.55	16d	1	0.65mi
17 Dutton St Savannah, GA	3.0	1.0	990	$1,650	$1.67	16d	1	0.83mi
808 Wexler St Savannah, GA	3.0	1.0	1204	$1,500	$1.25	45d	1	0.90mi
1013 Carroll St Savannah, GA	2.0	1.5	768	$1,400	$1.82	45d	1	1.12mi
911 Crosby St Savannah, GA	3.0	2.0	1116	$2,000	$1.79	45d	1	1.14mi
3508 Haslam Ave Savannah, GA	2.0	1.0	988	$1,395	$1.41	25d	1	1.17mi
905 Elliott Ave Savannah, GA	2.0	2.0	1032	$1,800	$1.74	45d	1	1.19mi
1520 Audubon Dr Savannah, GA	3.0	2.0	1325	$2,000	$1.51	25d	1	1.36mi
646 W Bay St Savannah, GA	2.0–4.0	2.0–4.0	1341	$1,684	$1.26	15d	11	1.41mi
1437 Audubon Dr Savannah, GA	3.0	1.0	925	$1,575	$1.70	45d	1	1.44mi

Listing history 14 events

1. 2026-06-03
   days on market $185,000 Active 61 DOM
2. 2026-06-02
   days on market $185,000 Active 60 DOM
3. 2026-06-01
   days on market $185,000 Active 59 DOM
4. 2026-05-31
   days on market $185,000 Active 58 DOM
5. 2026-05-30
   days on market $185,000 Active 57 DOM
6. 2026-05-08
   price $185,000 588-char remark

   Show marketing remark (588 chars)

   SHORT SALE!! SUBJECT TO THIRD PARTY APPROVAL!! ALL OFFERS MUST BE SUBMITTED WITH A PRELIMINARY HUD STATEMENT! PLEASE INCLUDE SHORT SALE EXHIBIT ATTENTION INVESTORS! 3BR/2BA HOME WITH 1,098 SQ. FT. PREVIOUSLY RENOVATED BUT NOW IN NEED OF FULL DEEP CLEANING AND COSMETIC UPDATES DUE TO DEFERRED MAINTENANCE. THIS PROPERTY OFFERS STRONG UPSIDE WITH A SOLID LAYOUT, FENCED BACKYARD, AND PRIME LOCATION NEAR THE CITY CENTER. PERFECT FOR FIX-AND-FLIP OR ADDING TO YOUR RENTAL PORTFOLIO. PRICED AGGRESSIVELY FOR A QUICK SALE – THIS WILL NOT LAST! SOLD AS-IS. SELLER WILL MAKE REPAIRS.

7. 2026-04-04
   listed $200,000 Active 588-char remark

   Show marketing remark (588 chars)

   SHORT SALE!! SUBJECT TO THIRD PARTY APPROVAL!! ALL OFFERS MUST BE SUBMITTED WITH A PRELIMINARY HUD STATEMENT! PLEASE INCLUDE SHORT SALE EXHIBIT ATTENTION INVESTORS! 3BR/2BA HOME WITH 1,098 SQ. FT. PREVIOUSLY RENOVATED BUT NOW IN NEED OF FULL DEEP CLEANING AND COSMETIC UPDATES DUE TO DEFERRED MAINTENANCE. THIS PROPERTY OFFERS STRONG UPSIDE WITH A SOLID LAYOUT, FENCED BACKYARD, AND PRIME LOCATION NEAR THE CITY CENTER. PERFECT FOR FIX-AND-FLIP OR ADDING TO YOUR RENTAL PORTFOLIO. PRICED AGGRESSIVELY FOR A QUICK SALE – THIS WILL NOT LAST! SOLD AS-IS. SELLER WILL MAKE REPAIRS.

8. 2024-01-23
   soldstatus $220,000 664-char remark

   Show marketing remark (664 chars)

   * ALL KITCHEN APPLIANCES HAS BEEN ORDERED, TO INCLUDE A REFRIGERATOR, AND WILL BE INSTALLED AND INCLUDED IN THE SALE OF THE PROPERTY, * This beautifully renovated 3-bed, 2-bath house offers 1098 sq. ft. of modern living. Enjoy the fresh new floors and fully equipped kitchen with brand-new appliances. The updated bathrooms add a touch of luxury. Step outside to the fenced backyard, perfect for outdoor gatherings. Conveniently located close to the city center, you'll have easy access to shops, dining, and entertainment. Embrace the best of city living while cherishing the comfort of this lovely home. Don't miss this opportunity to own your dream house!

9. 2023-12-06
   listed $220,000 664-char remark

   Show marketing remark (664 chars)

   * ALL KITCHEN APPLIANCES HAS BEEN ORDERED, TO INCLUDE A REFRIGERATOR, AND WILL BE INSTALLED AND INCLUDED IN THE SALE OF THE PROPERTY, * This beautifully renovated 3-bed, 2-bath house offers 1098 sq. ft. of modern living. Enjoy the fresh new floors and fully equipped kitchen with brand-new appliances. The updated bathrooms add a touch of luxury. Step outside to the fenced backyard, perfect for outdoor gatherings. Conveniently located close to the city center, you'll have easy access to shops, dining, and entertainment. Embrace the best of city living while cherishing the comfort of this lovely home. Don't miss this opportunity to own your dream house!

10. 2023-10-26
    historical
11. 2023-10-26
    historical
12. 2023-07-31
    listed $229,900
13. 2023-07-31
    listed $229,900
14. 2006-01-10
    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: $1,309 · $109/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$393/yr (+$33/mo · 30.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥109°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: $20,694
• − Mortgage interest: −$10,363
• − Property taxes: −$1,309
• − Insurance: −$925
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$5,382
• Taxable loss: −$596
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $2,615/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

+184.6% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $185,000 Hive MLS
• 2026-04-04 Listed $200,000 Hive MLS
• 2024-01-23 Sold (MLS) $220,000 Hive MLS
• 2023-12-06 Listed $220,000 Hive MLS
• 2023-10-26 Listing Removed — Hive MLS
• 2023-10-26 Listing Removed — Hive MLS
• 2023-07-31 Listed $229,900 Hive MLS
• 2023-07-31 Listed $229,900 Hive MLS
• 2006-01-10 Sold (Public Records) $65,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,309 · -34.1% YoY. Source: county tax records.