915 Porter St · Savannah, GA 31415

$200,000

2 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 192 Days on market

Built 1958 5,001 sqft lot $132/sqft · 37% above area Est $146k · 37% over

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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 +18.0/30.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1950s ranch bungalow offers four bedrooms and two full living areas, giving it a surprisingly spacious layout. The home’s design is practical, with a front living room and a separate den area, each with access to direct bathrooms for added privacy. While the property is filled with years of history, it has a solid foundation and good bones that can be brought back to life with updates. The floor plan can easily be reimagined into an open-concept design, multi-generational living, or even a multi-unit rental setup. Located near Enmarket Arena, this home benefits from the area quickly growing in activity and appeal. With some renovation, it has the potential to become a modern, comfortable home, perfect for a savvy investor or visionary homeowner. This property is ideal for buyers looking for space, potential, and a location positioned for future growth. Bring your creativity, roll up your sleeves, and unlock the hidden potential in one of Savannah’s most promising neighborhoods.

Key facts

• Direct bathrooms
• Separate den area
• Solid foundation

Tags

• FOUR BEDROOMS
• TWO FULL LIVING AREAS
• FRONT LIVING ROOM
• SEPARATE DEN AREA
• DIRECT BATHROOMS
• SOLID FOUNDATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $191k (4.6% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 78 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $1,907/mo this rent would consume 62% 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.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago 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 $22k; list at $200k implies a 809% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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?
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: 0.95% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $145,620
• List price: $200,000
• Delta: 37.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 Wexler St	0.10mi	3/2.0 (+1)	1,517 (+0%)	11mo	$95,000	$63	77
910 Carroll St	0.11mi	3/1.5 (+1)	1,365 (-10%)	10mo	$195,000	$143	63
1606 Rosemary St	0.60mi	3/2.0 (+1)	1,500 (-1%)	10mo	$225,000	$150	54
1518 Heron St	0.29mi	2/1.5	1,300 (-14%)	11mo	$125,000	$96	52
1004 Hearn St	0.55mi	3/2.0 (+1)	1,520 (+0%)	15mo	$150,000	$99	52
1504 Cathy St	0.29mi	3/2.0 (+1)	1,724 (+14%)	3mo	$130,000	$75	51
1640 Cloverdale Dr	0.57mi	3/2.0 (+1)	1,525 (+1%)	20mo	$284,900	$187	47
1520 Audubon Dr	0.35mi	3/2.0 (+1)	1,325 (-12%)	18mo	$105,500	$80	39
1015 Hearn St	0.52mi	2/1.5	1,296 (-14%)	14mo	$72,000	$56	38
1640 Eleanor St	0.52mi	3/1.5 (+1)	1,330 (-12%)	13mo	$175,000	$132	38
1328 Comer St	0.74mi	3/2.5 (+1)	1,300 (-14%)	16mo	$260,000	$200	17
1326 Comer St	0.74mi	3/2.5 (+1)	1,300 (-14%)	18mo	$260,000	$200	16

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-21,512
• Equity at exit: $29,821

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,700
• Equity at exit: $17,292

Cash invested: $56,000 (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: 78
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$204 /mo · $2,442/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $171

Break-even live

Break-even rent $1,691

Max offer price $200,000

Occupancy floor 86%

Sensitivity live

Price	-10% $284	-5% $228	+0% $171	+5% $114	+10% $58
Rent	-10% $20	-5% $96	+0% $171	+5% $246	+10% $322
Rate	-1.0pp $272	-0.5pp $222	base $171	+0.5pp $119	+1.0pp $67

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Wexler St Savannah, GA	3.0	1.0	1204	$1,500	$1.25	45d	1	0.14mi
911 Crosby St Savannah, GA	3.0	2.0	1116	$2,000	$1.79	45d	1	0.18mi
1520 Audubon Dr Savannah, GA	3.0	2.0	1325	$2,000	$1.51	25d	1	0.37mi
1603 Eleanor St Savannah, GA	3.0	1.5	1506	$1,795	$1.19	25d	1	0.39mi
2807 Ryals St Savannah, GA	3.0	2.0	1220	$1,650	$1.35	25d	1	0.95mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	16d	1	1.00mi
2009 Eppinger St Savannah, GA	3.0	2.0	1144	$1,500	$1.31	25d	1	1.03mi
1325 Exley St Savannah, GA	3.0	2.0	1327	$1,156	$0.87	45d	2	1.04mi
1325 Exley St Savannah, GA	2.0–3.0	1.0–2.5	1193	$879	$0.74	23d	6	1.04mi
909 W 36th St Savannah, GA	2.0	1.0	1404	$1,450	$1.03	45d	1	1.09mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	16d	1	1.14mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	16d	1	1.15mi
2014 Lewden St Savannah, GA	3.0	1.0	1164	$1,600	$1.37	25d	1	1.15mi
540 Selma St Savannah, GA	2.0–5.0	2.0–5.0	790	$949	$1.20	25d	1	1.21mi
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,650	$1.38	25d	1	1.23mi
2011 Comet Ave Savannah, GA	3.0	2.0	1126	$2,400	$2.13	25d	1	1.25mi
630 W 38th St Savannah, GA	3.0	2.0	1600	$1,950	$1.22	16d	1	1.25mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	25d	1	1.27mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	45d	1	1.28mi
555 Berrien St Unit N Savannah, GA	2.0	2.5	1487	$3,300	$2.22	45d	1	1.29mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	25d	1	1.31mi
528 Martin Luther King Junior Blvd Apt 2 Savannah, GA	2.0	2.5	1150	$1,995	$1.73	45d	1	1.32mi
903 Montgomery St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	16d	1	1.32mi
903 Montgomery St Unit 903 Savannah, GA	3.0	1.5	1300	$2,400	$1.85	16d	1	1.32mi
905 Montgomery St Unit 905 Savannah, GA	2.0	1.0	1200	$1,950	$1.62	25d	1	1.32mi
601 W 37th St Unit B Savannah, GA	2.0	2.0	1300	$2,000	$1.54	45d	1	1.32mi
615 Montgomery St Savannah, GA	1.0–2.0	1.0–2.0	902	$3,164	$3.51	16d	18	1.34mi
320 W Hall St Unit A Savannah, GA	2.0	1.0	1200	$1,800	$1.50	45d	1	1.36mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	16d	1	1.37mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	25d	1	1.37mi
303 W Waldburg St Savannah, GA	3.0	2.0	1400	$2,250	$1.61	45d	1	1.37mi
301 W Henry St Unit B Savannah, GA	2.0	1.0	1100	$2,100	$1.91	25d	1	1.38mi
1409 Jefferson St Savannah, GA	3.0	2.5	1347	$2,699	$2.00	45d	1	1.39mi
221 W Duffy St Unit C3 Savannah, GA	2.0	2.0	1200	$2,900	$2.42	25d	1	1.39mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	16d	1	1.39mi
429 Montgomery St Unit A Savannah, GA	2.0	2.5	1200	$2,600	$2.17	45d	1	1.40mi
810 Jefferson St Unit B Savannah, GA	2.0	2.5	1400	$3,200	$2.29	16d	1	1.40mi
218 W Anderson St Savannah, GA	2.0	1.0	1200	$2,200	$1.83	45d	1	1.41mi
217 W Anderson St Savannah, GA	2.0	2.0	1100	$2,800	$2.55	45d	1	1.42mi
303 Alice St Savannah, GA	3.0	3.5	1936	$4,500	$2.32	45d	1	1.42mi

Listing history 24 events

1. 2026-06-21
   days on market $200,000 Active 192 DOM
2. 2026-06-18
   days on market $200,000 Active 189 DOM
3. 2026-06-17
   days on market $200,000 Active 188 DOM
4. 2026-06-16
   days on market $200,000 Active 187 DOM
5. 2026-06-15
   days on market $200,000 Active 186 DOM
6. 2026-06-14
   days on market $200,000 Active 184 DOM
7. 2026-06-13
   days on market $200,000 Active 183 DOM
8. 2026-06-10
   days on market $200,000 Active 181 DOM
9. 2026-06-09
   days on market $200,000 Active 180 DOM
10. 2026-06-08
    days on market $200,000 Active 179 DOM
11. 2026-06-07
    days on market $200,000 Active 178 DOM
12. 2026-06-05
    days on market $200,000 Active 175 DOM
13. 2026-06-03
    days on market $200,000 Active 174 DOM
14. 2026-06-02
    days on market $200,000 Active 173 DOM
15. 2026-06-01
    days on market $200,000 Active 172 DOM
16. 2026-05-31
    days on market $200,000 Active 171 DOM
17. 2026-05-30
    days on market $200,000 Active 170 DOM
18. 2025-10-01
    listed $200,000 Active 1009-char remark

    Show marketing remark (1009 chars)

    This 1950s ranch bungalow offers four bedrooms and two full living areas, giving it a surprisingly spacious layout. The home’s design is practical, with a front living room and a separate den area, each with access to direct bathrooms for added privacy. While the property is filled with years of history, it has a solid foundation and good bones that can be brought back to life with updates. The floor plan can easily be reimagined into an open-concept design, multi-generational living, or even a multi-unit rental setup. Located near Enmarket Arena, this home benefits from the area quickly growing in activity and appeal. With some renovation, it has the potential to become a modern, comfortable home, perfect for a savvy investor or visionary homeowner. This property is ideal for buyers looking for space, potential, and a location positioned for future growth. Bring your creativity, roll up your sleeves, and unlock the hidden potential in one of Savannah’s most promising neighborhoods.

19. 2025-09-01
    historical
20. 2025-01-06
    listed $200,000
21. 2024-08-07
    historical
22. 2024-06-04
    listed $210,000
23. 2010-03-16
    soldstatus $22,000
24. 2010-02-12
    listed $20,000

ⓘ 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: $2,442 · $204/mo
• Projected year-2 tax: $2,442 · $204/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 18 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: $22,888
• − Mortgage interest: −$11,203
• − Property taxes: −$2,442
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$5,818
• Taxable loss: −$1,238
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $2,350/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

+900.0% since first listed

7 events — show timeline

• 2025-10-01 Listed $200,000 Hive MLS
• 2025-09-01 Listing Removed — Hive MLS
• 2025-01-06 Listed $200,000 Hive MLS
• 2024-08-07 Listing Removed — Hive MLS
• 2024-06-04 Listed $210,000 Hive MLS
• 2010-03-16 Sold (MLS) $22,000 Hive MLS
• 2010-02-12 Listed $20,000 Hive MLS

Property tax history

+14.1%/yr

Latest (2025): $2,442 · -27.0% YoY. Source: county tax records.