619 W 41st St · Savannah, GA 31415

$188,000

3 bd · 2.0 ba · 1,602 sqft · SingleFamily public records · 104 Days on market

Built 1920 3,223 sqft lot $117/sqft · 24% below area Est $249k · 24% under ↓ 5% since listing

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.0/10.0
• 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

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 104 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $171k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,252/mo this rent would consume 73% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($171k) 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 $171,080 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (median comp): $248,627
• List price: $188,000
• Delta: -24.38%
• 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
115 W 34th St	0.55mi	3/3.0	1,600 (-0%)	1mo	$497,000	$311	70
2309 Jefferson St	0.26mi	3/2.5	1,708 (+7%)	7mo	$619,000	$362	69
2119 Harden St	0.23mi	4/2.0 (+1)	1,750 (+9%)	1mo	$280,000	$160	68
925 W Victory Dr	0.26mi	3/1.0	1,704 (+6%)	9mo	$120,000	$70	66
622 W 36th St	0.33mi	3/1.0	1,468 (-8%)	2mo	$165,000	$112	65
614 W 38th St	0.20mi	4/2.5 (+1)	1,777 (+11%)	1mo	$298,000	$168	64
1128 W 49th St	0.67mi	3/2.0	1,610 (+0%)	5mo	$249,900	$155	64
623 W 45th St	0.20mi	3/2.0	1,378 (-14%)	8mo	$305,000	$221	60
922 W 42nd St	0.31mi	3/2.0	1,380 (-14%)	6mo	$250,000	$181	57
522 Acacia St	0.42mi	4/2.5 (+1)	1,696 (+6%)	9mo	$330,000	$195	56
17 E 33rd St	0.69mi	3/2.0	1,686 (+5%)	6mo	$525,000	$311	54
120 Brady St	0.53mi	3/2.0	1,436 (-10%)	10mo	$525,000	$366	50

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $3,465
• Equity at exit: $28,031

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $46,711
• Equity at exit: $16,255

Cash invested: $52,640 (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 →

ZIP-level market 31415

• Home prices YoY: -21.4%
• Active inventory: 76
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$986
• Tax from tax record: −$182 /mo · $2,185/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $533

Break-even live

Break-even rent $1,578

Max offer price $188,000

Occupancy floor 71%

Sensitivity live

Price	-10% $639	-5% $586	+0% $533	+5% $479	+10% $426
Rent	-10% $355	-5% $444	+0% $533	+5% $622	+10% $711
Rate	-1.0pp $627	-0.5pp $581	base $533	+0.5pp $484	+1.0pp $434

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,650	$1.38	24d	1	0.17mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	44d	1	0.18mi
630 W 38th St Savannah, GA	3.0	2.0	1600	$1,950	$1.22	14d	1	0.18mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	44d	1	0.18mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	24d	1	0.19mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	24d	1	0.21mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	14d	1	0.21mi
601 W 37th St Unit B Savannah, GA	2.0	2.0	1300	$2,000	$1.54	44d	1	0.22mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.24mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	14d	1	0.27mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	24d	1	0.28mi
216 W 43rd St Savannah, GA	3.0	3.0	1722	$2,900	$1.68	24d	1	0.30mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	14d	1	0.30mi
211 W 40th St Unit B Savannah, GA	3.0	1.0	1400	$3,200	$2.29	24d	1	0.31mi
212 W 40th St Savannah, GA	3.0	2.0	2030	$3,600	$1.77	24d	1	0.31mi
909 W 36th St Savannah, GA	2.0	1.0	1404	$1,450	$1.03	44d	1	0.32mi
206 W 39th St Savannah, GA	3.0	2.5	1966	$2,650	$1.35	24d	1	0.34mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	14d	1	0.37mi
1025 W 38th St Savannah, GA	4.0	3.0	1722	$2,400	$1.39	24d	1	0.38mi
217 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	44d	1	0.40mi
2305 Whitaker St Unit A Savannah, GA	3.0	3.0	1600	$3,300	$2.06	14d	1	0.40mi
219 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	44d	1	0.40mi
2235 Whitaker St Savannah, GA	3.0	2.0	1600	$2,950	$1.84	14d	1	0.42mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	14d	1	0.43mi
107 W 37th St Savannah, GA	4.0	2.0	1300	$3,200	$2.46	44d	1	0.44mi
2407 Bull St Unit B Savannah, GA	2.0	1.5	1200	$2,095	$1.75	44d	1	0.45mi
2213 Bull St Savannah, GA	2.0	1.0–2.5	975	$3,725	$3.82	14d	108	0.49mi
2206 Bull St Savannah, GA	2.0	1.0	1400	$2,500	$1.79	44d	1	0.50mi
2206 Bull St Unit NA Savannah, GA	2.0	1.0	1400	$2,500	$1.79	24d	1	0.50mi
102 W 36th St Savannah, GA	3.0	2.0	1500	$4,500	$3.00	24d	1	0.50mi
18 W 36th St Savannah, GA	2.0	1.0	1087	$1,650	$1.52	44d	1	0.52mi
3 W 36th St Apt 2 Savannah, GA	4.0	1.0	1750	$4,200	$2.40	44d	1	0.53mi
2910 Bull St Savannah, GA	3.0	2.0	1200	$3,500	$2.92	44d	1	0.54mi
23 E 37th St Unit 1 Savannah, GA	2.0	1.0	1770	$1,850	$1.05	44d	1	0.56mi
217 W 32nd St Unit B Savannah, GA	3.0	1.0	1222	$1,550	$1.27	14d	1	0.56mi
217 W 32nd St Unit A Savannah, GA	3.0	1.0	1200	$1,600	$1.33	14d	1	0.56mi
1723 Whitaker St Savannah, GA	3.0	1.5	1845	$1,800	$0.98	44d	1	0.58mi
123 E 40th St Savannah, GA	3.0	1.0	1389	$1,900	$1.37	44d	1	0.59mi
201 E 39th St Unit B Savannah, GA	3.0	1.5	1550	$2,100	$1.35	44d	1	0.63mi
11 E 34th St Savannah, GA	2.0	2.0	1325	$2,500	$1.89	44d	1	0.65mi

Listing history 19 events

1. 2026-06-18
   days on market $188,000 Active 104 DOM
2. 2026-06-17
   days on market $188,000 Active 103 DOM
3. 2026-06-16
   days on market $188,000 Active 102 DOM
4. 2026-06-15
   days on market $188,000 Active 101 DOM
5. 2026-06-14
   days on market $188,000 Active 99 DOM
6. 2026-06-13
   remarks 664-char remark
7. 2026-06-13
   pricedays on market $188,000 Active 98 DOM
8. 2026-06-10
   days on market $194,000 Active 96 DOM
9. 2026-06-09
   days on market $194,000 Active 95 DOM
10. 2026-06-08
    days on market $194,000 Active 94 DOM
11. 2026-06-07
    days on market $194,000 Active 93 DOM
12. 2026-06-05
    pricedays on market $194,000 Active 90 DOM
13. 2026-06-03
    days on market $199,000 Active 89 DOM
14. 2026-06-02
    days on market $199,000 Active 88 DOM
15. 2026-06-01
    days on market $199,000 Active 87 DOM
16. 2026-05-31
    days on market $199,000 Active 86 DOM
17. 2026-05-30
    days on market $199,000 Active 85 DOM
18. 2026-04-15
    price $199,000 637-char remark

    Show marketing remark (637 chars)

    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.

19. 2026-03-06
    listed $210,000 Active 637-char remark

    Show marketing remark (637 chars)

    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.

ⓘ 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: $27,022
• − Mortgage interest: −$10,531
• − Property taxes: −$2,185
• − Insurance: −$940
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$5,469
• Taxable income: $3,574
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $5,535/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

-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.