14 W 54th St · Savannah, GA 31405

$165,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 21 Days on market

Built 1923 3,441 sqft lot $174/sqft · 11% below area Est $186k · 11% 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 +20.4/30.0
• ARV discount +12.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.5/10.0
• 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

Welcome home to this beautifully updated 2-bedroom, 1-bath residence offering 954 square feet of thoughtfully designed living space. Completely renovated from top to bottom, this home blends modern finishes with everyday comfort. Step inside to find an open, light-filled layout featuring fresh paint, updated flooring throughout, and a stylishly remodeled kitchen with new cabinetry, countertops, and stainless steel appliances. The bathroom has been fully upgraded with contemporary fixtures and finishes. Both bedrooms are well-sized with ample closet space, making this home perfect for first-time buyers, downsizers, or investors. Major systems and finishes have been updated, offering peace of mind and low maintenance for years to come. Conveniently located and truly turnkey-just bring your furniture and settle in. Don't miss this opportunity to own a fully renovated home at an unbeatable value!

Key facts

• 3,441 sq ft lot
• Built 1923
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Rents soft (-0.7%/yr); 268 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); 48% 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 32% 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 $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 21 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — 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: 1.05% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (median comp): $185,837
• List price: $165,000
• Delta: 2.19%
• 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
122 W 54th St	0.13mi	3/1.0 (+1)	980 (+3%)	1mo	$231,990	$237	83
115 W 59th St	0.34mi	2/1.0	954 (+0%)	11mo	$225,000	$236	75
10 W 51st St	0.16mi	2/1.0	822 (-14%)	2mo	$220,650	$268	68
25 W 60th St	0.37mi	3/1.0 (+1)	948 (-0%)	12mo	$87,500	$92	68
3903 Crane St	0.18mi	2/2.0	1,072 (+13%)	2mo	$263,800	$246	64
628 48th St W	0.51mi	3/1.0 (+1)	975 (+3%)	11mo	$107,000	$110	58
515 W 59th St	0.46mi	2/1.0	832 (-12%)	2mo	$230,000	$276	57
313 E 58th St	0.61mi	2/2.0	909 (-4%)	8mo	$376,000	$414	54
814 W 48th St	0.67mi	3/1.0 (+1)	1,056 (+11%)	2mo	$115,000	$109	43
327 E 49th St	0.61mi	3/1.0 (+1)	1,072 (+13%)	3mo	$279,900	$261	43
318 E 58th St	0.62mi	2/2.0	1,051 (+11%)	10mo	$360,000	$343	41
603 W 42nd St	0.71mi	3/2.0 (+1)	1,080 (+14%)	9mo	$247,000	$229	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.61×
• Total profit: $-18,195
• Equity at exit: $24,602

10-year hold

• IRR: -7.0%
• Equity multiple: 0.61×
• Total profit: $-17,843
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$865
• Tax from tax record: −$223 /mo · $2,673/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $213

Break-even live

Break-even rent $1,464

Max offer price $165,000

Occupancy floor 83%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 W 54th St Savannah, GA	2.0	1.0	950	$1,200	$1.26	23d	1	0.02mi
4 W 53rd St Unit 4 Savannah, GA	2.0	1.0	960	$1,400	$1.46	44d	1	0.04mi
2 W 53rd St #3 Savannah, GA	2.0	1.0	1122	$1,750	$1.56	44d	1	0.05mi
12 W 51st St Savannah, GA	2.0	1.0	932	$2,500	$2.68	23d	1	0.14mi
119 W 52nd St Savannah, GA	2.0	1.0	1020	$1,800	$1.76	44d	1	0.16mi
118 W 56th St Savannah, GA	2.0	1.0	936	$1,625	$1.74	14d	1	0.17mi
3708 Montgomery St Savannah, GA	2.0	1.0	725	$1,400	$1.93	14d	1	0.17mi
3301 Bull St Unit 4 Savannah, GA	2.0	1.0	1000	$1,750	$1.75	23d	1	0.23mi
3211 Bull St Unit A Savannah, GA	2.0	1.0	1000	$1,975	$1.98	44d	1	0.27mi
111 W 48th St Unit A Savannah, GA	1.0	1.0	750	$1,500	$2.00	14d	1	0.31mi
139 E 55th St Apt C Savannah, GA	2.0	1.0	900	$1,600	$1.78	44d	1	0.36mi
7 Pearl St Unit 5 Savannah, GA	1.0	1.0	550	$1,500	$2.73	23d	1	0.40mi
3212 Burroughs St Savannah, GA	3.0	1.0	814	$1,400	$1.72	23d	1	0.40mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,417	$1.61	23d	1	0.41mi
51 Columbus Dr Apt 1 Savannah, GA	2.0	1.0	960	$1,600	$1.67	14d	1	0.41mi
11 W 45th St Unit B Savannah, GA	1.0	1.0	900	$1,975	$2.19	14d	1	0.43mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	14d	1	0.50mi
4401 Meding St Savannah, GA	3.0	2.0	1030	$1,500	$1.46	23d	1	0.51mi
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	23d	1	0.56mi
122 E 62nd St Savannah, GA	1.0–2.0	1.0–2.5	832	$2,595	$3.12	14d	24	0.60mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	44d	1	0.60mi
2604 Jefferson St Savannah, GA	2.0	1.0	910	$1,900	$2.09	44d	1	0.61mi
2613 Montgomery St Unit B204 Savannah, GA	1.0	1.0	578	$2,168	$3.75	44d	1	0.62mi
2613 Montgomery St Unit A203 Savannah, GA	1.0	1.0	587	$2,201	$3.75	44d	1	0.62mi
2613 Montgomery St Unit A211 Savannah, GA	1.0	1.0	718	$3,411	$4.75	44d	1	0.62mi
2613 Montgomery St Unit A205 Savannah, GA	1.0	1.0	561	$2,300	$4.10	44d	1	0.62mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	44d	1	0.62mi
2613 Montgomery St Savannah, GA	1.0	1.0	549	$2,348	$4.27	23d	15	0.62mi
2613 Montgomery St Unit A204 Savannah, GA	1.0	1.0	587	$2,671	$4.55	44d	1	0.62mi
2613 Montgomery St Unit A208 Savannah, GA	1.0	1.0	718	$2,836	$3.95	44d	1	0.62mi
2613 Montgomery St Unit A207 Savannah, GA	1.0	1.0	719	$2,876	$4.00	44d	1	0.62mi
2613 Montgomery St Unit A212 Savannah, GA	1.0	1.0	719	$2,948	$4.10	44d	1	0.62mi
2613 Montgomery St Unit A206 Savannah, GA	1.0	1.0	561	$2,104	$3.75	44d	1	0.62mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	14d	1	0.65mi
410 E Victory Dr Savannah, GA	1.0	1.0	588	$2,200	$3.74	23d	1	0.70mi
2426 Lincoln St Savannah, GA	1.0	1.0	525	$1,950	$3.71	44d	1	0.73mi
4909 Meding St Savannah, GA	2.0	1.0	720	$1,350	$1.88	44d	1	0.74mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	14d	1	0.75mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	21d	1	0.75mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	21d	1	0.75mi

Listing history 30 events

1. 2026-06-18
   days on market $165,000 Active 21 DOM
2. 2026-06-17
   days on market $165,000 Active 20 DOM
3. 2026-06-16
   days on market $165,000 Active 19 DOM
4. 2026-06-15
   days on market $165,000 Active 18 DOM
5. 2026-06-14
   days on market $165,000 Active 16 DOM
6. 2026-06-13
   days on market $165,000 Active 15 DOM
7. 2026-06-10
   days on market $165,000 Active 13 DOM
8. 2026-06-09
   days on market $165,000 Active 12 DOM
9. 2026-06-08
   days on market $165,000 Active 11 DOM
10. 2026-06-07
    days on market $165,000 Active 10 DOM
11. 2026-06-05
    days on market $165,000 Active 7 DOM
12. 2026-06-03
    days on market $165,000 Active 6 DOM
13. 2026-06-02
    days on market $165,000 Active 5 DOM
14. 2026-06-01
    days on market $165,000 Active 4 DOM
15. 2026-05-31
    days on market $165,000 Active 3 DOM
16. 2026-05-30
    days on market $165,000 Active 2 DOM
17. 2026-04-07
    historical
18. 2026-03-29
    historical Active Under Contract
19. 2026-03-16
    price $164,900
20. 2026-03-10
    price $179,900
21. 2026-03-04
    listed $189,900 New 905-char remark

    Show marketing remark (905 chars)

    Welcome home to this beautifully updated 2-bedroom, 1-bath residence offering 954 square feet of thoughtfully designed living space. Completely renovated from top to bottom, this home blends modern finishes with everyday comfort. Step inside to find an open, light-filled layout featuring fresh paint, updated flooring throughout, and a stylishly remodeled kitchen with new cabinetry, countertops, and stainless steel appliances. The bathroom has been fully upgraded with contemporary fixtures and finishes. Both bedrooms are well-sized with ample closet space, making this home perfect for first-time buyers, downsizers, or investors. Major systems and finishes have been updated, offering peace of mind and low maintenance for years to come. Conveniently located and truly turnkey-just bring your furniture and settle in. Don't miss this opportunity to own a fully renovated home at an unbeatable value!

22. 2026-03-01
    price $189,900
23. 2026-02-13
    price $199,000
24. 2026-02-10
    price $219,900
25. 2026-02-03
    price $234,900
26. 2026-01-23
    listed $249,900 Active
27. 2024-05-28
    soldstatus $140,000
28. 2011-07-31
    historical
29. 2011-03-08
    listed $279,000
30. 1983-05-01
    soldstatus $9,100

ⓘ 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: $2,673 · $223/mo
• Projected year-2 tax: $2,673 · $223/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 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: $20,813
• − Mortgage interest: −$9,243
• − Property taxes: −$2,673
• − Insurance: −$825
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$4,800
• Taxable loss: −$58
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,574/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

+1712.1% since first listed

14 events — show timeline

• 2026-04-07 Listing Removed — Hive MLS
• 2026-03-29 Contingent — Hive MLS
• 2026-03-16 Price Changed $164,900 Hive MLS
• 2026-03-10 Price Changed $179,900 Hive MLS
• 2026-03-04 Listed $189,900 GAMLS
• 2026-03-01 Price Changed $189,900 Hive MLS
• 2026-02-13 Price Changed $199,000 Hive MLS
• 2026-02-10 Price Changed $219,900 Hive MLS
• 2026-02-03 Price Changed $234,900 Hive MLS
• 2026-01-23 Listed $249,900 Hive MLS
• 2024-05-28 Sold (Public Records) $140,000 Public Records
• 2011-07-31 Listing Removed — Hive MLS
• 2011-03-08 Listed $279,000 Hive MLS
• 1983-05-01 Sold (Public Records) $9,100 Public Records

Property tax history

+14.5%/yr

Latest (2025): $2,673 · +21.4% YoY. Source: county tax records.