619 W 41st St · Savannah, GA 31415

$138,000

3 bd · 2.0 ba · 1,602 sqft · SingleFamily public records · 201 Days on market

Built 1920 Poor condition 3,223 sqft lot $86/sqft · 46% below area Est $253k · 46% under ↓ 5% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and savvy buyers! This 3-bedroom, 2-bath home offering 1,602 square feet is priced to sell and ready for its next transformation. With a spacious layout and solid footprint, this property presents an excellent opportunity to renovate and resell for profit or update and hold as a rental investment. The square footage alone makes it highly desirable for families and long-term tenants. Bring your contractor and your vision — the upside potential is here. Whether you're looking to add to your portfolio or secure your next flip project, this is a value-add opportunity you don’t want to miss. Sold as-is.

Key facts

• 3,223 sq ft lot
• Built 1920
• Listed 201 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.1% 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: 109 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $2,142/mo this rent would consume 69% of the median local household income ($37k/yr) — 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 $954 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.65%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $253,385
• List price: $138,000
• Delta: -45.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 W 44th St	0.15mi	3/2.0	1,608 (+0%)	1mo	$200,000	$124	91
513 W 39th St	0.15mi	3/2.0	1,464 (-9%)	2mo	$100,000	$68	77
218 W 38th St	0.35mi	4/1.5 (+1)	1,616 (+1%)	2mo	$300,000	$186	74
115 W 34th St	0.55mi	3/3.0	1,600 (-0%)	4mo	$497,000	$311	67
2119 Harden St	0.23mi	4/2.0 (+1)	1,750 (+9%)	4mo	$280,000	$160	65
19 W 51st St	0.66mi	3/2.5	1,572 (-2%)	2mo	$510,000	$324	63
622 W 36th St	0.33mi	3/1.0	1,468 (-8%)	5mo	$165,000	$112	63
614 W 38th St	0.20mi	4/2.5 (+1)	1,777 (+11%)	4mo	$298,000	$168	62
1128 W 49th St	0.67mi	3/2.0	1,610 (+0%)	8mo	$249,900	$155	61
205 E 39th St	0.63mi	3/2.5	1,530 (-4%)	3mo	$585,000	$382	59
801 W 50th St	0.51mi	3/2.0	1,800 (+12%)	1mo	$358,000	$199	54
17 E 33rd St	0.69mi	3/2.0	1,686 (+5%)	9mo	$525,000	$311	52

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: 15.5%
• Equity multiple: 1.62×
• Total profit: $24,119
• Equity at exit: $20,576

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $80,959
• Equity at exit: $11,932

Cash invested: $38,640 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 27 under contract
• Months of supply: 8.7 mo (12%/mo absorbed)
• Median asking: $375,000 ($241/sqft)
• Median days on market: 113 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -34.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31415

• Home prices YoY: -21.4%
• Active inventory: 109
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$724
• Tax from tax record: −$182 /mo · $2,185/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $729

Break-even live

Break-even rent $1,219

Max offer price $138,000

Occupancy floor 61%

Sensitivity live

Price	-10% $807	-5% $768	+0% $729	+5% $690	+10% $651
Rent	-10% $560	-5% $645	+0% $729	+5% $814	+10% $898
Rate	-1.0pp $799	-0.5pp $764	base $729	+0.5pp $693	+1.0pp $657

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: $34,500
• Closing costs: $4,140
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
639 W 42nd St Savannah, GA	3.0	1.5	1617	$1,850	$1.14	6d	1	0.07mi
612 W 40th St Unit B Savannah, GA	2.0	1.0	1125	$1,500	$1.33	6d	1	0.07mi
625 W 39th St Savannah, GA	4.0	2.0	1824	$1,395	$0.76	6d	1	0.09mi
613 W 39th St Unit B UPSTAIRS Savannah, GA	3.0	1.0	1084	$1,695	$1.56	6d	1	0.10mi
724 W Victory Dr Unit B Savannah, GA	4.0	2.0	1300	$2,400	$1.85	3d	1	0.15mi
826 W Victory Dr Savannah, GA	3.0	2.0	1385	$2,350	$1.70	6d	1	0.15mi
826 W Victory Dr Savannah, GA	3.0	2.0	1385	$2,250	$1.62	2d	1	0.15mi
422 W 42nd St Savannah, GA	4.0	2.0	1378	$3,200	$2.32	6d	1	0.17mi
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,850	$1.54	6d	1	0.17mi
611 W 44th St Savannah, GA	3.0	3.0	1704	$2,899	$1.70	6d	1	0.18mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	139d	1	0.18mi
630 W 38th St Savannah, GA	3.0	2.0	1600	$1,950	$1.22	109d	1	0.18mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	6d	1	0.18mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	139d	1	0.18mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	119d	1	0.19mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	119d	1	0.21mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	109d	1	0.21mi
821 W 39th St Savannah, GA	2.0	1.0	1072	$1,690	$1.58	6d	1	0.22mi
601 W 37th St Unit B Savannah, GA	2.0	2.0	1300	$2,000	$1.54	139d	1	0.22mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	139d	1	0.24mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	109d	1	0.27mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	119d	1	0.28mi
928 W 38th St Savannah, GA	3.0	1.5	1400	$2,000	$1.43	6d	1	0.28mi
216 W 43rd St Savannah, GA	3.0	3.0	1722	$2,900	$1.68	119d	1	0.30mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	109d	1	0.30mi
211 W 40th St Unit B Savannah, GA	3.0	1.0	1400	$2,800	$2.00	5d	1	0.31mi
212 W 40th St Savannah, GA	3.0	2.0	2030	$3,200	$1.58	5d	1	0.31mi
909 W 36th St Savannah, GA	2.0	1.0	1404	$1,450	$1.03	6d	1	0.32mi
206 W 39th St Savannah, GA	3.0	2.5	1966	$2,650	$1.35	119d	1	0.34mi
923 W 46th St Savannah, GA	3.0	1.0	1056	$1,975	$1.87	6d	1	0.35mi
615 Orchard St Savannah, GA	3.0	2.0	1565	$2,150	$1.37	6d	1	0.35mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	109d	1	0.37mi
1025 W 38th St Savannah, GA	4.0	3.0	1722	$2,400	$1.39	119d	1	0.38mi
2206 Barnard St Savannah, GA	2.0	1.0	1100	$1,795	$1.63	0d	1	0.39mi
201 W 37th St Savannah, GA	3.0	2.5	2167	$3,395	$1.57	0d	1	0.39mi
201 W 37th St Savannah, GA	3.0	2.0	1400	$2,750	$1.96	6d	1	0.39mi
1022 W 46th St Savannah, GA	3.0	1.5	1288	$1,600	$1.24	3d	1	0.39mi
217 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	6d	1	0.40mi
2305 Whitaker St Unit A Savannah, GA	3.0	3.0	1600	$3,200	$2.00	6d	1	0.40mi
219 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	139d	1	0.40mi

Listing history 50 events

1. 2026-09-23
   days on market $138,000 Active 201 DOM
2. 2026-09-22
   days on market $138,000 Active 200 DOM
3. 2026-09-21
   days on market $138,000 Active 199 DOM
4. 2026-09-20
   days on market $138,000 Active 198 DOM
5. 2026-09-19
   days on market $138,000 Active 197 DOM
6. 2026-09-18
   days on market $138,000 Active 196 DOM
7. 2026-09-17
   days on market $138,000 Active 195 DOM
8. 2026-09-16
   days on market $138,000 Active 194 DOM
9. 2026-09-15
   days on market $138,000 Active 193 DOM
10. 2026-09-14
    days on market $138,000 Active 192 DOM
11. 2026-09-13
    days on market $138,000 Active 191 DOM
12. 2026-09-12
    pricedays on market $138,000 Active 190 DOM
13. 2026-09-11
    days on market $155,000 Active 189 DOM
14. 2026-09-05
    days on market $155,000 Active 183 DOM
15. 2026-09-04
    days on market $155,000 Active 182 DOM
16. 2026-09-03
    days on market $155,000 Active 181 DOM
17. 2026-08-31
    days on market $155,000 Active 178 DOM
18. 2026-08-30
    days on market $155,000 Active 177 DOM
19. 2026-08-29
    days on market $155,000 Active 176 DOM
20. 2026-08-28
    days on market $155,000 Active 175 DOM
21. 2026-08-27
    days on market $155,000 Active 174 DOM
22. 2026-08-26
    days on market $155,000 Active 173 DOM
23. 2026-08-25
    price $155,000 Active 172 DOM
24. 2026-08-25
    days on market $165,000 Active 172 DOM
25. 2026-08-24
    days on market $165,000 Active 171 DOM
26. 2026-08-23
    days on market $165,000 Active 170 DOM
27. 2026-08-22
    days on market $165,000 Active 169 DOM
28. 2026-08-21
    days on market $165,000 Active 168 DOM
29. 2026-08-20
    days on market $165,000 Active 167 DOM
30. 2026-08-19
    days on market $165,000 Active 166 DOM
31. 2026-08-18
    days on market $165,000 Active 165 DOM
32. 2026-08-16
    days on market $165,000 Active 163 DOM
33. 2026-08-15
    days on market $165,000 Active 162 DOM
34. 2026-08-15
    days on market $165,000 Active 161 DOM
35. 2026-08-13
    days on market $165,000 Active 160 DOM
36. 2026-08-12
    days on market $165,000 Active 159 DOM
37. 2026-08-11
    days on market $165,000 Active 158 DOM
38. 2026-08-10
    days on market $165,000 Active 157 DOM
39. 2026-08-09
    days on market $165,000 Active 156 DOM
40. 2026-08-08
    days on market $165,000 Active 155 DOM
41. 2026-08-07
    days on market $165,000 Active 154 DOM
42. 2026-08-06
    days on market $165,000 Active 153 DOM
43. 2026-08-05
    days on market $165,000 Active 152 DOM
44. 2026-08-04
    days on market $165,000 Active 151 DOM
45. 2026-08-03
    days on market $165,000 Active 150 DOM
46. 2026-07-31
    days on market $165,000 Active 147 DOM
47. 2026-07-30
    days on market $165,000 Active 146 DOM
48. 2026-07-30
    price $165,000 Active 145 DOM
49. 2026-07-29
    days on market $175,000 Active 145 DOM
50. 2026-07-27
    days on market $175,000 Active 143 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: $2,185 · $182/mo
• Projected year-2 tax: $2,185 · $182/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 19 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: $25,708
• − Mortgage interest: −$7,730
• − Property taxes: −$2,185
• − Insurance: −$690
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$4,015
• Taxable income: $6,975
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $7,076/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.

Condition & rehab AI · 3 photos

Poor 30/100 Extensive rehab Est. rehab $80,100–$144,180 screening

This property requires extensive repairs and updates, including roof and exterior repairs, to become move-in ready and increase its value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Significant damage or missing shingles visible
• Major Windows (windows) — Visible damage or missing windows
• Major Electrical (electrical) — Exposed wiring and potential hazards
• Major Exterior (exterior) — Significant structural damage and missing siding

Repairs flagged

• Major roof — Significant wear and tear
• Major exterior siding — Damaged and peeling
• Major interior walls and paint — No visible condition

Value-add opportunities

• Both repair roof — Critical to safety and appearance ↑
• Both repair exterior siding — Improves curb appeal and safety ↑
• Both paint interior walls and exterior — Enhances overall appearance and value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Hodge Elementary School F GA #1,076/1,228 Nat'l #38,691/41,679 Middle Derenne Middle School F GA #408/470 Nat'l #12,966/14,009 High Beach High School F GA #336/424 Nat'l #15,755/17,239

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

A Composite livability gradescore 86/100

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 · 332,584 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: 11% of renters

---

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

-5.2% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $199,000 Hive MLS
• 2026-03-06 Listed $210,000 Hive MLS

Property tax history

+8.6%/yr

Latest (2025): $2,185 · -17.2% YoY. Source: county tax records.