31 Lissner Ave · Savannah, GA 31408

$183,900

3 bd · 1.0 ba · 851 sqft · SingleFamily public records · 18 Days on market

Built 1962 2,875 sqft lot

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +4.3/5.0
• 1% rule +3.0/10.0
• 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

This well-maintained 3-bedroom, 1-bath block home offers comfortable living with a practical floor plan and durable construction. The solid block exterior provides long-lasting value and low-maintenance ownership, making it an excellent option for families, first-time buyers, or investors. Inside, the home features a bright and inviting living area that flows seamlessly into the kitchen. The kitchen offers ample cabinet space and includes a washer and dryer for added convenience, maximizing functionality while keeping household tasks within easy reach. The three bedrooms are comfortably sized and provide flexibility for family living, guests, or a home office. The full bathroom is equipped with a tub and shower combination, offering both relaxation and everyday practicality. Neutral finishes throughout the home create a welcoming atmosphere and provide a blank canvas for personal decorating touches. A small front porch adds charm and curb appeal while providing the perfect spot to enjoy a morning cup of coffee or relax in the evening. The yard offers space for outdoor activities, gardening, or entertaining family and friends. Combining affordability, comfort, and convenience, this 3-bedroom block home is move-in ready and presents a wonderful opportunity for anyone seeking a cozy and functional place to call home. * Tenant occupied, lease is up April 27'.

Key facts

• Solid block exterior
• Bright living area
• Small front porch

Tags

• SOLID BLOCK EXTERIOR
• BRIGHT LIVING AREA
• AMPLE CABINET SPACE
• WASHER AND DRYER
• SMALL FRONT PORCH
• SPACE FOR OUTDOOR ACTIVITIES

Property features AI

Exterior

• Utilities: Shared well water; Public sewer; Underground utilities
• Home design: Single-family residence; 1 story
• Construction: Block construction
• Exterior features: Property has a view

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $46 ($556/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 $147k (20.0% below list).
• Recommended offer: $147k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 36 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).

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 18 days — a 2% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $85k; list at $184k implies a 116% gain — meaningful room to come down on a strong offer.

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 $147,208 (20.0% below list)

Questions for the listing agent

1. Built in 1962 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $118,289
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Wright St	0.25mi	3/1.0	868 (+2%)	8mo	$195,000	$225	78
109 Kingman Ave	0.11mi	2/1.0 (-1)	936 (+10%)	5mo	$165,000	$176	69
29 Way St	0.55mi	2/1.0 (-1)	816 (-4%)	10mo	$90,000	$110	54
259 Brittany St	0.57mi	2/1.0 (-1)	934 (+10%)	3mo	$69,500	$74	50
2102 Patch St	0.56mi	3/1.0	960 (+13%)	4mo	$115,000	$120	50
2011 Gugel St	0.67mi	2/1.0 (-1)	960 (+13%)	4mo	$220,000	$229	40
2106 Mell St	0.65mi	2/1.0 (-1)	755 (-11%)	17mo	$105,000	$139	32

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-26,921
• Equity at exit: $27,420

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-19,938
• Equity at exit: $15,900

Cash invested: $51,492 (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 31408

• Home prices YoY: -10.4%
• Active inventory: 36
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$964
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $46

Break-even live

Break-even rent $1,413

Max offer price $183,900

Occupancy floor 92%

Sensitivity live

Price	-10% $150	-5% $98	+0% $46	+5% $-6	+10% $-58
Rent	-10% $-70	-5% $-12	+0% $46	+5% $104	+10% $163
Rate	-1.0pp $139	-0.5pp $93	base $46	+0.5pp $-1	+1.0pp $-50

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: $45,975
• Closing costs: $5,517
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 Patch St Savannah, GA	2.0	1.0	672	$1,525	$2.27	44d	1	0.57mi
3508 Haslam Ave Savannah, GA	2.0	1.0	988	$1,395	$1.41	24d	1	0.58mi
2023 Gugel St Savannah, GA	3.0	2.0	1008	$1,900	$1.88	44d	1	0.64mi
120 Jenks St Savannah, GA	3.0	1.0	1042	$1,600	$1.54	44d	1	0.72mi
226 Fell St Savannah, GA	3.0	1.0	1025	$1,695	$1.65	22d	1	0.80mi
1416 Chester St Savannah, GA	3.0	1.0	960	$1,600	$1.67	24d	1	0.94mi
1402 New Castle St Savannah, GA	2.0	1.0	928	$1,500	$1.62	44d	1	0.99mi
1423 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	44d	1	0.99mi
1421 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	44d	1	1.00mi
1419 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	44d	1	1.00mi
1402 Comer St Savannah, GA	2.0	1.0	690	$1,200	$1.74	44d	1	1.00mi
1415 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	44d	1	1.01mi
40 Eagle St Savannah, GA	1.0–2.0	1.0	841	$1,331	$1.58	24d	6	1.15mi
1325 Exley St Savannah, GA	2.0–3.0	1.0–2.5	1193	$1,432	$1.20	22d	6	1.16mi
206 Ferrill St Savannah, GA	3.0	1.0	936	$1,450	$1.55	14d	1	1.25mi
17 Dutton St Savannah, GA	3.0	1.0	990	$1,650	$1.67	14d	1	1.34mi
1013 Carroll St Savannah, GA	2.0	1.5	768	$1,400	$1.82	44d	1	1.47mi

Listing history 13 events

1. 2026-06-21
   days on market $183,900 Active 18 DOM
2. 2026-06-18
   days on market $183,900 Active 15 DOM
3. 2026-06-17
   days on market $183,900 Active 14 DOM
4. 2026-06-16
   days on market $183,900 Active 13 DOM
5. 2026-06-15
   days on market $183,900 Active 12 DOM
6. 2026-06-14
   days on market $183,900 Active 10 DOM
7. 2026-06-13
   days on market $183,900 Active 9 DOM
8. 2026-06-10
   days on market $183,900 Active 7 DOM
9. 2026-06-09
   days on market $183,900 Active 6 DOM
10. 2026-06-08
    days on market $183,900 Active 5 DOM
11. 2026-06-07
    days on market $183,900 Active 4 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $183,900 Active 1 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: $907 · $76/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$785/yr (+$65/mo · 86.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $17,665
• − Mortgage interest: −$10,301
• − Property taxes: −$907
• − Insurance: −$920
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$5,350
• Taxable loss: −$2,639
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $1,189/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
• City population: 216,564
• Population (ZIP): 11,791

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 0.66)
• Race & ethnicity: Black 47% White 29% Hispanic / Latino 19% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 1% Serbian 1% Slovak 1%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Asian/Pacific 1% Arabic 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: ▼ -35.98%
• Current HPI: 309.1601
• Rent YoY: —
• Metro: —
• 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

+83.9% since first listed

8 events — show timeline

• 2026-06-02 Listed $183,900 Hive MLS
• 2026-06-02 Listed $183,900 GIAR
• 2025-09-18 Sold (Public Records) $85,000 Public Records
• 2025-08-29 Sold (MLS) $86,000 Hive MLS
• 2025-08-13 Listing Removed — Hive MLS
• 2025-08-13 Listing Removed — Hive MLS
• 2025-05-01 Listed $100,000 Hive MLS
• 2025-05-01 Listed $100,000 Hive MLS

Property tax history

+4.7%/yr

Latest (2025): $907 · +43.2% YoY. Source: county tax records.