4110 Sumter St · Savannah, GA 31405

$125,000

3 bd · 1.0 ba · 1,358 sqft · SingleFamily public records · 189 Days on market

Built 1963 8,002 sqft lot ↓ 14% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! This is a rare opportunity to acquire two separate properties with two tax IDs, sold individually but ideally as a package deal. The house, in need of renovation, offers great potential for a fix-and-flip, rental, or redevelopment project. The neighboring lot Parcel ID 20639 07006 provides additional possibilities- expand, build new, or hold for future value. Located in The classic Midtown neighborhood of Liberty City, this is a prime investment for savvy buyers. The seller prefers to sell both together. Don’t miss this unique opportunity- schedule your showing today

Key facts

• 8,002 sq ft lot
• Parking
• Built 1963

Property features AI

Exterior

• Parking: Carport with space for 1 vehicle; Off-street parking
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; 1 story; Zoned R1
• Construction: Brick construction
• Exterior features: Off-street parking; Carport (1 space)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: Rents soft (-0.7%/yr); 268 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 35% of the median local income ($66k/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 $864 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 + 0.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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 1963 — 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: 1.54% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.57%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $262,094
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1825 Lloyd St	0.15mi	3/2.5	1,298 (-4%)	10mo	$300,000	$231	71
1817 Lloyd St	0.11mi	3/1.5	1,204 (-11%)	5mo	$275,000	$228	70
1819 Lloyd St	0.12mi	3/2.0	1,536 (+13%)	3mo	$224,900	$146	66
2016 Nash Ave	0.53mi	3/2.0	1,291 (-5%)	1mo	$90,000	$70	62
3604 Plymouth Ave	0.47mi	4/2.0 (+1)	1,398 (+3%)	3mo	$85,000	$61	61
2001 Tuskegee St	0.33mi	3/2.0	1,500 (+10%)	6mo	$289,900	$193	58
1941 Stuyvesant St	0.42mi	4/2.0 (+1)	1,491 (+10%)	1mo	$280,000	$188	54
1913 Champion St	0.62mi	3/1.0	1,264 (-7%)	8mo	$247,900	$196	52
1741 Vassar St	0.49mi	3/1.0	1,170 (-14%)	3mo	$195,000	$167	52
1113 Bates Ave	0.65mi	3/2.0	1,432 (+5%)	10mo	$299,900	$209	48
1033 Milton St	0.68mi	2/2.5 (-1)	1,400 (+3%)	10mo	$245,000	$175	44
2102 Paige Ave	0.67mi	3/2.0	1,176 (-13%)	3mo	$245,000	$208	40

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: 12.0%
• Equity multiple: 1.46×
• Total profit: $16,069
• Equity at exit: $18,638

10-year hold

• IRR: 18.5%
• Equity multiple: 2.32×
• Total profit: $46,321
• Equity at exit: $10,808

Cash invested: $35,000 (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 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 268
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$656
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $658

Break-even live

Break-even rent $1,089

Max offer price $125,000

Occupancy floor 61%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1930 Upson St Savannah, GA	3.0	1.0	950	$2,155	$2.27	43d	1	0.49mi
2011 Comet Ave Savannah, GA	3.0	2.0	1126	$2,400	$2.13	23d	1	0.70mi
2807 Ryals St Savannah, GA	3.0	2.0	1220	$1,650	$1.35	23d	1	0.76mi
924 Adel St Savannah, GA	3.0	1.0	1000	$1,680	$1.68	43d	1	0.91mi
819 Tatem St Savannah, GA	3.0	2.0	1325	$1,795	$1.35	23d	1	0.92mi
32 Pine Dr Savannah, GA	3.0	1.0	1187	$1,800	$1.52	43d	1	1.00mi
720 Dixon St Savannah, GA	4.0	2.0	1262	$2,250	$1.78	23d	1	1.03mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	13d	1	1.04mi
1004 W 53rd St Savannah, GA	3.0	2.0	1700	$2,300	$1.35	43d	1	1.04mi
718 Atlanta St Savannah, GA	3.0	1.0	1319	$1,795	$1.36	43d	1	1.07mi
701 Atlanta St Savannah, GA	3.0	1.0	1140	$1,755	$1.54	43d	1	1.14mi
1921 Cowan Ave Savannah, GA	3.0	1.0	1104	$1,850	$1.68	23d	1	1.16mi
1925 Cowan Ave Savannah, GA	3.0	1.0	950	$1,855	$1.95	43d	1	1.16mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	13d	1	1.19mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,633	$1.85	23d	1	1.26mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	43d	1	1.26mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	23d	1	1.27mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	43d	1	1.27mi
1 Brandle Cv Savannah, GA	3.0	2.0	1449	$1,870	$1.29	13d	1	1.30mi
904 Sherman Ave Savannah, GA	3.0	1.0	1172	$1,725	$1.47	43d	1	1.31mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	13d	1	1.31mi
4401 Meding St Savannah, GA	3.0	2.0	1030	$1,500	$1.46	23d	1	1.32mi
1437 Audubon Dr Savannah, GA	3.0	1.0	925	$1,575	$1.70	43d	1	1.33mi
1520 Audubon Dr Savannah, GA	3.0	2.0	1325	$2,000	$1.51	23d	1	1.34mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	23d	1	1.36mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	13d	1	1.36mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	13d	1	1.37mi
2110 Louis Mills Blvd Savannah, GA	2.0	1.0	928	$1,400	$1.51	43d	1	1.38mi
1603 Eleanor St Savannah, GA	3.0	1.5	1506	$1,795	$1.19	23d	1	1.41mi
1025 W 38th St Savannah, GA	4.0	3.0	1722	$2,400	$1.39	23d	1	1.46mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	43d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $125,000 Active 189 DOM
2. 2026-06-17
   days on market $125,000 Active 188 DOM
3. 2026-06-16
   days on market $125,000 Active 187 DOM
4. 2026-06-15
   status $125,000 Active 186 DOM
5. 2026-06-15
   days on market $125,000 Active Under Contract 186 DOM
6. 2026-06-14
   days on market $125,000 Active Under Contract 184 DOM
7. 2026-06-13
   days on market $125,000 Active Under Contract 183 DOM
8. 2026-06-10
   days on market $125,000 Active Under Contract 181 DOM
9. 2026-06-09
   days on market $125,000 Active Under Contract 180 DOM
10. 2026-06-08
    days on market $125,000 Active Under Contract 179 DOM
11. 2026-06-07
    days on market $125,000 Active Under Contract 178 DOM
12. 2026-06-05
    days on market $125,000 Active Under Contract 175 DOM
13. 2026-06-03
    days on market $125,000 Active Under Contract 174 DOM
14. 2026-06-02
    statusdays on market $125,000 Active Under Contract 173 DOM
15. 2026-06-01
    days on market $125,000 Active 172 DOM
16. 2026-05-31
    days on market $125,000 Active 171 DOM
17. 2026-05-30
    days on market $125,000 Active 170 DOM
18. 2026-05-21
    status Active
19. 2026-03-09
    historical Active Under Contract
20. 2026-03-06
    price $125,000
21. 2026-02-26
    status Active
22. 2026-02-12
    historical Active Under Contract
23. 2026-01-23
    status Active
24. 2025-12-11
    listed Active Under Contract
25. 2025-02-07
    listed $144,900

ⓘ 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: $1,836 · $153/mo
• Projected year-2 tax: $1,836 · $153/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 1/10 Low
• 🌡 Heat 10/10 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: $23,072
• − Mortgage interest: −$7,002
• − Property taxes: −$1,836
• − Insurance: −$625
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$3,636
• Taxable income: $6,282
• Est. tax owed @ 24.0%: −$1,508
• After-tax cash flow: $6,393/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): 40,764
• Household income: $65,710
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 1712.0

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 0.63)
• Race & ethnicity: Black 47% White 38% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -147.33%
• Current HPI: 307.4442
• Rent YoY: ▼ -0.66%
• 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

-13.7% since first listed

8 events — show timeline

• 2026-05-21 Relisted — Hive MLS
• 2026-03-09 Contingent — Hive MLS
• 2026-03-06 Price Changed $125,000 Hive MLS
• 2026-02-26 Relisted — Hive MLS
• 2026-02-12 Contingent — Hive MLS
• 2026-01-23 Relisted — Hive MLS
• 2025-12-11 Listed — Hive MLS
• 2025-02-07 Listed $144,900 Hive MLS

Property tax history

+12.5%/yr

Latest (2025): $1,836 · +44.9% YoY. Source: county tax records.