ALBANY Plan · Savannah, GA 31302

$304,000

3 bd · 2.0 ba · 1,247 sqft · SingleFamily · 217 Days on market

Excellent condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Condition / age +5.0/5.0
• Livability +4.3/5.0
• 1% rule +2.0/10.0
• Schools +1.9/10.0
• DSCR +1.4/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new home features a convenient layout with everything needed for modern living on a single level. An open-concept floorplan combines the kitchen with the living and dining areas, offering convenient access to an outdoor patio. Three bedrooms are tucked away to the side of the home, including the luxe owner's suite, featuring an en-suite bathroom and walk-in closet.

Key facts

• Walk-in closet
• En-suite bathroom
• Outdoor patio

Tags

• OPEN-CONCEPT FLOORPLAN
• OUTDOOR PATIO
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $304,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $313,921.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $304k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-431 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (27.6% below list).
• Recommended offer: $220k (27.6% below list) — sets the bar for 1% rule.

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 falling (-5.5%/yr); 400 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 38% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $9k 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 217 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,994 (27.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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: 0.70% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $313,921
• List price: $304,000
• Delta: -3.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Bottlebrush Dr	0.27mi	3/2.0	1,249 (+0%)	15mo	$261,901	$210	75
167 Bottlebrush Dr	0.41mi	3/2.0	1,249 (+0%)	14mo	$309,000	$247	69
131 Crimson Ln	0.47mi	3/2.0	1,249 (+0%)	12mo	$289,298	$232	68
178 Geranium Way	0.17mi	3/2.0	1,430 (+15%)	1mo	$330,745	$231	67
146 Geranium Way	0.17mi	3/2.0	1,430 (+15%)	2mo	$303,209	$212	66
115 Petalridge Way	0.21mi	3/2.0	1,421 (+14%)	1mo	$292,087	$206	66
102 Petalridge Way	0.21mi	3/2.0	1,421 (+14%)	2mo	$309,974	$218	65
138 Bottlebrush Dr	0.26mi	3/2.0	1,421 (+14%)	17mo	$316,000	$222	51
150 Bottlebrush Dr	0.32mi	3/2.0	1,421 (+14%)	16mo	$311,829	$219	48
124 Crimson Ln	0.44mi	3/2.0	1,421 (+14%)	13mo	$317,693	$224	46
169 Bottlebrush Dr	0.42mi	3/2.0	1,421 (+14%)	15mo	$326,577	$230	45
137 Crimson Ln	0.48mi	3/2.0	1,421 (+14%)	14mo	$294,537	$207	43

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: -29.8%
• Equity multiple: 0.04×
• Total profit: $-84,764
• Equity at exit: $46,807

10-year hold

• IRR: -49.7%
• Equity multiple: -0.52×
• Total profit: $-133,978
• Equity at exit: $27,142

Cash invested: $87,898 (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: 9 active · 9 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $313,000 ($217/sqft)
• Median days on market: 96 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +16.1% above current asking $/sqft

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

ZIP-level market 31302

• Home prices YoY: -18.5%
• Rents YoY: -5.5%
• Active inventory: 400
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,646
• Tax est. 1.5%: −$392 /mo · $4,709/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-431

Break-even live

Break-even rent $2,746

Max offer price $251,486

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-323	+0% $-431	+5% $-540	+10% $-648
Rent	-10% $-605	-5% $-518	+0% $-431	+5% $-345	+10% $-258
Rate	-1.0pp $-273	-0.5pp $-352	base $-431	+0.5pp $-513	+1.0pp $-596

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: $78,480
• Closing costs: $9,418
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Powers Pass Savannah, GA	2.0–3.0	2.0–3.0	1245	$2,285	$1.84	0d	25	0.54mi

Listing history 50 events

1. 2026-09-23
   days on market $304,000 Active 217 DOM
2. 2026-09-22
   days on market $304,000 Active 216 DOM
3. 2026-09-21
   days on market $304,000 Active 215 DOM
4. 2026-09-20
   days on market $304,000 Active 214 DOM
5. 2026-09-19
   days on market $304,000 Active 213 DOM
6. 2026-09-18
   days on market $304,000 Active 212 DOM
7. 2026-09-17
   days on market $304,000 Active 211 DOM
8. 2026-09-16
   days on market $304,000 Active 210 DOM
9. 2026-09-15
   days on market $304,000 Active 209 DOM
10. 2026-09-14
    days on market $304,000 Active 208 DOM
11. 2026-09-13
    days on market $304,000 Active 207 DOM
12. 2026-09-12
    days on market $304,000 Active 206 DOM
13. 2026-09-11
    days on market $304,000 Active 205 DOM
14. 2026-09-05
    days on market $304,000 Active 199 DOM
15. 2026-09-04
    days on market $304,000 Active 198 DOM
16. 2026-09-03
    days on market $304,000 Active 197 DOM
17. 2026-08-31
    days on market $304,000 Active 194 DOM
18. 2026-08-30
    days on market $304,000 Active 193 DOM
19. 2026-08-29
    days on market $304,000 Active 192 DOM
20. 2026-08-28
    days on market $304,000 Active 191 DOM
21. 2026-08-27
    days on market $304,000 Active 190 DOM
22. 2026-08-26
    days on market $304,000 Active 189 DOM
23. 2026-08-25
    days on market $304,000 Active 188 DOM
24. 2026-08-24
    days on market $304,000 Active 187 DOM
25. 2026-08-23
    days on market $304,000 Active 186 DOM
26. 2026-08-22
    days on market $304,000 Active 185 DOM
27. 2026-08-21
    days on market $304,000 Active 184 DOM
28. 2026-08-20
    days on market $304,000 Active 183 DOM
29. 2026-08-19
    days on market $304,000 Active 182 DOM
30. 2026-08-18
    days on market $304,000 Active 181 DOM
31. 2026-08-16
    days on market $304,000 Active 179 DOM
32. 2026-08-15
    days on market $304,000 Active 178 DOM
33. 2026-08-15
    days on market $304,000 Active 177 DOM
34. 2026-08-13
    days on market $304,000 Active 176 DOM
35. 2026-08-12
    days on market $304,000 Active 175 DOM
36. 2026-08-11
    days on market $304,000 Active 174 DOM
37. 2026-08-10
    days on market $304,000 Active 173 DOM
38. 2026-08-09
    days on market $304,000 Active 172 DOM
39. 2026-08-08
    days on market $304,000 Active 171 DOM
40. 2026-08-07
    days on market $304,000 Active 170 DOM
41. 2026-08-06
    days on market $304,000 Active 169 DOM
42. 2026-08-05
    days on market $304,000 Active 168 DOM
43. 2026-08-04
    days on market $304,000 Active 167 DOM
44. 2026-08-03
    days on market $304,000 Active 166 DOM
45. 2026-07-31
    days on market $304,000 Active 163 DOM
46. 2026-07-30
    days on market $304,000 Active 162 DOM
47. 2026-07-29
    days on market $304,000 Active 161 DOM
48. 2026-07-27
    days on market $304,000 Active 159 DOM
49. 2026-07-25
    days on market $304,000 Active 157 DOM
50. 2026-07-23
    days on market $304,000 Active 155 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,399
• − Mortgage interest: −$17,584
• − Property taxes: −$4,709
• − Insurance: −$1,570
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$9,132
• Taxable loss: −$10,820
• Est. tax savings @ 24.0%: +$2,597
• After-tax cash flow: $-2,581/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 · 1 photo

Excellent 100/100 None rehab

This move-in-ready home features a modern, single-level floorplan with excellent condition and no visible repairs or maintenance needed. Key updates to enhance its resale and rental value include painting, landscaping, new flooring, and lighting.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality ↑

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary New Hampstead K-8 School High New Hampstead High School F GA #254/424 Nat'l #14,713/17,239

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: Effingham County · 332,584 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 8,899
• Household income: $68,998
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

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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: ▼ -66.89%
• Current HPI: 293.9427
• Rent YoY: ▼ -5.51%
• Metro: Savannah, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

+0.7% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $304,000 Zillow
• 2026-02-19 Listed $302,000 Zillow