1761 Grove Point Rd · Georgetown, GA 31419

$155,000

3 bd · 1.0 ba · 1,338 sqft · SingleFamily public records · 11 Days on market

Built 1940 1.35 ac lot Est $270k · 43% 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 +23.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +7.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and handy owner-occupants: Secure a high-potential property featuring a 3-bedroom, 1-bathroom home on a spacious 1.35-acre lot. This property is the perfect canvas to build sweat equity through a custom renovation or quick rental grade update. Situated along a high-growth corridor, it boasts massive flexibility-whether you want to build your dream homestead, execute a profitable fix-and-flip, or hold it as a high-yield investment.

Key facts

• Spacious lot
• Custom renovation
• 1.35 acre lot

Tags

• SPACIOUS LOT
• CUSTOM RENOVATION

Property features AI

Exterior

• Parking: Attached carport; Two carport spaces
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: One-level home; Resale property; Facing/direction: Not specified
• Construction: Wood siding; Shingle roof; Slab foundation
• Exterior features: Use GPS for directions; Other road frontage type

Interior

• Kitchen: Kitchen with other features; Appliances: Other
• Bedrooms: Three main-level bedrooms; Other bedroom features
• Flooring: Other flooring
• Bathrooms: One full bathroom on the main level; Master bath: Other features
• Heating & cooling: Central heating; Central air plus other cooling
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Laundry/utility features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.5% vs local median 4.0% in Georgetown — 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 68/100 on livability (#138 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment C-, amenities F, commute 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.
• Zoned schools: Southwest Middle School (math 12% / reading 12%, grade F, #417 of 470 statewide, top 90%, 743 students, 83% FRL); Windsor Forest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,012 students, 72% FRL) — zoned schools average 78% FRL vs 59% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 23% district-wide (-12 pts) — the specific schools serving this property underperform the Savannah-Chatham County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 405 active listings in the ZIP; 19 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 34% of the median local income ($70k/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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: property tax is 3.1% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $270,276
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Barrington Cir	0.42mi	3/2.0	1,371 (+2%)	1mo	$300,000	$219	71
18 Barrington Cir	0.39mi	3/2.0	1,350 (+1%)	12mo	$265,000	$196	66
9 Brandy Ln	0.48mi	3/2.0	1,398 (+4%)	2mo	$285,000	$204	65
116 Calm Oaks Cir	0.42mi	3/2.0	1,400 (+5%)	11mo	$290,000	$207	60
25 Barksdale Dr	0.34mi	3/2.0	1,528 (+14%)	2mo	$260,000	$170	55
6 Chowning Dr	0.44mi	3/2.0	1,383 (+3%)	19mo	$280,000	$202	54
3 Mallorys Ct	0.72mi	3/2.0	1,388 (+4%)	3mo	$225,000	$162	53
19 Barksdale Dr	0.38mi	3/2.0	1,433 (+7%)	17mo	$282,950	$197	52
143 Dukes Way	0.68mi	3/2.0	1,400 (+5%)	8mo	$320,000	$229	50
101 Dukes Way	0.70mi	3/2.0	1,422 (+6%)	7mo	$256,000	$180	46
28 Red Fox Dr	0.60mi	3/2.0	1,478 (+10%)	10mo	$300,000	$203	43

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: -8.2%
• Equity multiple: 0.71×
• Total profit: $-12,567
• Equity at exit: $23,111

10-year hold

• IRR: -3.8%
• Equity multiple: 0.79×
• Total profit: $-9,268
• Equity at exit: $13,402

Cash invested: $43,400 (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 31419

• Home prices YoY: -25.9%
• Rents YoY: -1.4%
• Active inventory: 405
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$813
• Tax from tax record: −$397 /mo · $4,768/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $285

Break-even live

Break-even rent $1,614

Max offer price $155,000

Occupancy floor 81%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1825 Grove Point Rd Savannah, GA	1.0–3.0	1.0–2.0	1089	$2,075	$1.90	13d	34	0.25mi
1800 Grove Point Rd Savannah, GA	1.0–3.0	1.0–2.0	1088	$1,978	$1.82	13d	16	0.31mi
120 Calm Oak Cir Savannah, GA	3.0	2.5	1816	$2,250	$1.24	43d	1	0.39mi
15 Brasseler Blvd Savannah, GA	1.0–3.0	1.0–2.0	1077	$1,900	$1.76	13d	16	0.47mi
1015 King George Blvd Savannah, GA	1.0–2.0	1.0–2.0	1007	$1,600	$1.59	23d	1	0.58mi
33 Beaver Run Dr Savannah, GA	4.0	2.0	1519	$2,400	$1.58	43d	1	0.59mi
777 King George Blvd Savannah, GA	2.0	3.0	1564	$1,750	$1.12	43d	1	0.91mi
101 Saint George Blvd Savannah, GA	1.0–2.0	1.0–2.0	769	$1,599	$2.08	43d	7	0.95mi
42 Sand Dollar Ln Savannah, GA	2.0	2.0	1080	$1,695	$1.57	43d	1	1.01mi
1 Saint George Blvd Savannah, GA	1.0–3.0	1.0–2.0	1157	$1,755	$1.52	13d	32	1.03mi
777 King George Blvd #9 Savannah, GA	2.0	2.5	1564	$1,750	$1.12	43d	1	1.03mi
201 Whittington Dr Savannah, GA	3.0	2.0	1178	$2,100	$1.78	43d	1	1.10mi
116 W White Hawthorne Dr Savannah, GA	3.0	2.0	1100	$1,800	$1.64	43d	1	1.15mi
207 Whittington Dr Savannah, GA	3.0	2.0	1508	$1,950	$1.29	23d	1	1.17mi
127 Stockbridge Dr Savannah, GA	3.0	2.0	1191	$1,950	$1.64	23d	1	1.22mi
5 Snowy Egret Ct Savannah, GA	3.0	2.0	1625	$2,050	$1.26	43d	1	1.25mi
152 Dovetail Xing Savannah, GA	3.0	2.0	1398	$2,100	$1.50	13d	1	1.28mi
152 Dovetail Xing Savannah, GA	3.0	2.0	1400	$2,100	$1.50	43d	1	1.28mi
13 Orchid Ln Savannah, GA	3.0	2.0	1490	$1,900	$1.28	21d	1	1.29mi

Listing history 9 events

1. 2026-06-16
   days on market $155,000 Active 11 DOM
2. 2026-06-15
   days on market $155,000 Active 10 DOM
3. 2026-06-14
   days on market $155,000 Active 8 DOM
4. 2026-06-13
   days on market $155,000 Active 7 DOM
5. 2026-06-10
   days on market $155,000 Active 5 DOM
6. 2026-06-09
   days on market $155,000 Active 4 DOM
7. 2026-06-08
   days on market $155,000 Active 3 DOM
8. 2026-06-07
   remarks 454-char remark
9. 2026-06-07
   listed $155,000 Active 2 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: $4,768 · $397/mo
• Projected year-2 tax: $4,768 · $397/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 5/10 Major
• 🌡 Heat 9/10 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: $23,700
• − Mortgage interest: −$8,682
• − Property taxes: −$4,768
• − Insurance: −$775
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$4,509
• Taxable income: $1,173
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $3,144/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 — Georgetown

• Score: 68/100
• State rank: #138
• US rank: #9395

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C- Housing A+ Health & safety A- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, GA
• County: Chatham County · 271,602 people
• Metro: Savannah, GA
• Population (ZIP): 57,077
• Household income: $69,635
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2575.0

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 0.68)
• Race & ethnicity: White 40% Black 38% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -92.38%
• Current HPI: 264.8625
• Rent YoY: ▼ -1.44%
• 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

2 events — show timeline

• 2026-06-05 Listed $155,000 GAMLS
• 2026-06-05 Listed $155,000 FMLS

Property tax history

+11.1%/yr

Latest (2025): $4,768 · +217.3% YoY. Source: county tax records.