7221 Garfield St · Savannah, GA 31406

$249,000

3 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 56 Days on market

Built 2001 2,500 sqft lot $195/sqft · 8% below area Est $270k · 8% under

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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 +16.1/30.0
• ARV discount +11.0/15.0
• DSCR +5.0/10.0
• Livability +4.3/5.0
• 1% rule +3.5/10.0
• 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

7221 Garfield St offers a great opportunity in Savannah with key updates already in motion. This 4BR/2BA home offers 1,274 sq ft with a functional layout and a bright kitchen with ample cabinetry and natural light. Roof is approximately 5 years old. Seller to replace carpet and complete several repairs prior to closing to help ensure buyer satisfaction. Enjoy a partially fenced yard plus two detached outdoor storage sheds for extra storage.

Key facts

• 2,500 sq ft lot
• Built 2001
• Listed 56 days

Property features AI

Finance

• Other: Zoned R1 (Single Family)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Single story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Privacy fence; Shed(s); City lot; Asphalt road; public maintained

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Dishwasher; Electric water heater; Oven; Range; Refrigerator
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $127 ($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 $211k (15.4% below list).
• Recommended offer: $211k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 flat; 176 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 38% of the median local income ($67k/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 $7k 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 56 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $89k; list at $249k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $210,542 (15.4% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (median comp): $269,921
• List price: $249,000
• Delta: -7.75%
• 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
7206 Garfield St	0.08mi	3/2.0	1,274 (0%)	3mo	$300,000	$235	93
7014 Key St	0.31mi	3/2.0	1,290 (+1%)	5mo	$213,000	$165	80
7322 Albert St	0.24mi	4/2.0 (+1)	1,295 (+2%)	2mo	$212,500	$164	80
6939 Key St	0.42mi	3/1.5	1,261 (-1%)	1mo	$299,000	$237	76
6977 Damascus Rd	0.36mi	3/2.0	1,227 (-4%)	8mo	$251,638	$205	70
11 Gilliam Ave	0.53mi	3/2.0	1,241 (-3%)	8mo	$295,000	$238	64
4 Friar Tuck Dr	0.33mi	4/2.0 (+1)	1,404 (+10%)	2mo	$289,900	$206	61
6916 Key St	0.49mi	3/1.5	1,350 (+6%)	5mo	$167,634	$124	61
2611 Norwood Ave	0.67mi	2/1.0 (-1)	1,282 (+1%)	8mo	$410,000	$320	52
113 Gilliam Ave	0.40mi	2/1.0 (-1)	1,161 (-9%)	7mo	$276,000	$238	52
6 Lansing Ave	0.52mi	3/1.0	1,089 (-14%)	4mo	$242,500	$223	44
23 Brookview Dr	0.66mi	3/1.0	1,100 (-14%)	3mo	$265,000	$241	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 · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-38,458
• Equity at exit: $37,127

10-year hold

• IRR: -13.1%
• Equity multiple: 0.33×
• Total profit: $-46,993
• Equity at exit: $21,529

Cash invested: $69,720 (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 31406

• Rents YoY: 0.0%
• Active inventory: 176
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$127 /mo · $1,526/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $127

Break-even live

Break-even rent $1,945

Max offer price $249,000

Occupancy floor 89%

Sensitivity live

Price	-10% $268	-5% $197	+0% $127	+5% $56	+10% $-14
Rent	-10% $-40	-5% $43	+0% $127	+5% $210	+10% $293
Rate	-1.0pp $252	-0.5pp $190	base $127	+0.5pp $62	+1.0pp $-4

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7331 Leghorn St Savannah, GA	3.0	2.0	1588	$2,190	$1.38	24d	1	0.32mi
7339 Leghorn St Savannah, GA	3.0	2.0	1156	$3,200	$2.77	14d	1	0.35mi
200 Varnedoe Dr Savannah, GA	2.0	1.0	900	$1,125	$1.25	24d	1	0.38mi
124 Hunt Club Ct Savannah, GA	3.0	2.0	1018	$1,700	$1.67	24d	1	0.39mi
141 Hunt Club Ct Savannah, GA	2.0	1.5	1024	$1,600	$1.56	24d	1	0.46mi
132 Neva Ave Savannah, GA	3.0	2.0	1063	$1,735	$1.63	24d	1	0.47mi
28 Gerald Dr Savannah, GA	4.0	2.0	1519	$2,650	$1.74	21d	1	0.65mi
5 Sidney Dr Savannah, GA	3.0	2.0	1700	$2,600	$1.53	24d	1	0.69mi
8618 Ferguson Ave Savannah, GA	3.0	2.0	1150	$1,800	$1.57	24d	1	0.95mi
8620 Ferguson Ave Savannah, GA	3.0	2.0	1150	$1,800	$1.57	24d	1	0.96mi
5908 Fairview Ave Savannah, GA	3.0	2.0	1625	$1,950	$1.20	44d	1	0.98mi
104 Holcomb St Savannah, GA	2.0	2.0	963	$1,950	$2.02	14d	1	1.14mi
7708 Central Ave Savannah, GA	2.0	2.0	1095	$4,000	$3.65	44d	1	1.20mi
100 Fair Oaks DR Savannah, GA	1.0–3.0	1.0–2.0	1144	$2,470	$2.16	14d	19	1.30mi
15 Government Rd Savannah, GA	2.0	1.5	1200	$3,500	$2.92	44d	1	1.32mi
5505 Betty Dr Savannah, GA	3.0	2.0	1550	$1,859	$1.20	44d	1	1.40mi
2619 Livingston Ave Savannah, GA	3.0	1.5	1300	$1,555	$1.20	24d	1	1.41mi

Listing history 26 events

1. 2026-06-18
   days on market $249,000 Active 56 DOM
2. 2026-06-17
   days on market $249,000 Active 55 DOM

   Show marketing remark (444 chars)

   7221 Garfield St offers a great opportunity in Savannah with key updates already in motion. This 4BR/2BA home offers 1,274 sq ft with a functional layout and a bright kitchen with ample cabinetry and natural light. Roof is approximately 5 years old. Seller to replace carpet and complete several repairs prior to closing to help ensure buyer satisfaction. Enjoy a partially fenced yard plus two detached outdoor storage sheds for extra storage.

3. 2026-06-16
   days on market $249,000 Active 54 DOM
4. 2026-06-15
   days on market $249,000 Active 53 DOM
5. 2026-06-14
   days on market $249,000 Active 51 DOM
6. 2026-06-13
   days on market $249,000 Active 50 DOM
7. 2026-06-10
   days on market $249,000 Active 48 DOM
8. 2026-06-09
   days on market $249,000 Active 47 DOM
9. 2026-06-08
   days on market $249,000 Active 46 DOM
10. 2026-06-07
    days on market $249,000 Active 45 DOM
11. 2026-06-05
    days on market $249,000 Active 42 DOM
12. 2026-06-03
    days on market $249,000 Active 41 DOM
13. 2026-06-02
    pricedays on market $249,000 Active 40 DOM
14. 2026-06-01
    days on market $259,900 Active 39 DOM
15. 2026-05-31
    days on market $259,900 Active 38 DOM
16. 2026-05-30
    days on market $259,900 Active 37 DOM
17. 2026-04-21
    historical
18. 2026-04-20
    listed $259,900 Active 444-char remark

    Show marketing remark (444 chars)

    7221 Garfield St offers a great opportunity in Savannah with key updates already in motion. This 4BR/2BA home offers 1,274 sq ft with a functional layout and a bright kitchen with ample cabinetry and natural light. Roof is approximately 5 years old. Seller to replace carpet and complete several repairs prior to closing to help ensure buyer satisfaction. Enjoy a partially fenced yard plus two detached outdoor storage sheds for extra storage.

19. 2026-04-20
    listed $259,900 Active

    Show marketing remark (444 chars)

    7221 Garfield St offers a great opportunity in Savannah with key updates already in motion. This 4BR/2BA home offers 1,274 sq ft with a functional layout and a bright kitchen with ample cabinetry and natural light. Roof is approximately 5 years old. Seller to replace carpet and complete several repairs prior to closing to help ensure buyer satisfaction. Enjoy a partially fenced yard plus two detached outdoor storage sheds for extra storage.

20. 2026-02-04
    price $260,000
21. 2026-01-01
    listed $290,000 Active
22. 2025-11-03
    historical
23. 2025-07-14
    listed $290,000
24. 2017-12-08
    historical
25. 2017-11-27
    listed $120,000
26. 2002-03-01
    soldstatus $89,000

ⓘ 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: $1,526 · $127/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$765/yr (+$64/mo · 50.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $25,265
• − Mortgage interest: −$13,948
• − Property taxes: −$1,526
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$7,244
• Taxable loss: −$2,740
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $2,177/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

• County: Chatham County · 271,602 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 34,904
• Household income: $67,120
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1453.0

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: White 47% Black 38% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Asian/Pacific 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: ▼ -240.18%
• Current HPI: 280.3587
• Rent YoY: ▬ 0.04%
• 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

+175.3% since first listed

12 events — show timeline

• 2026-06-17 Price Changed $245,000 HABR
• 2026-06-01 Price Changed $249,000 Hive MLS
• 2026-04-21 Listing Removed — Hive MLS
• 2026-04-20 Listed $259,900 Hive MLS
• 2026-04-20 Listed $259,900 HABR
• 2026-02-04 Price Changed $260,000 Hive MLS
• 2026-01-01 Listed $290,000 Hive MLS
• 2025-11-03 Listing Removed — Hive MLS
• 2025-07-14 Listed $290,000 Hive MLS
• 2017-12-08 Listing Removed — Hive MLS
• 2017-11-27 Listed $120,000 Hive MLS
• 2002-03-01 Sold (Public Records) $89,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,526 · -2.2% YoY. Source: county tax records.