2411 New York Ave · Savannah, GA 31404

$99,900

2 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 63 Days on market

Built 1948 5,101 sqft lot $97/sqft · 59% below area

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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
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bathroom home sits in Savannah’s Avondale neighborhood, and is the perfect opportunity for a savvy investor. In need of repairs, this property is ideal for a flip or buy and hold rental with strong potential. Bring your contractor and your vision to this value add opportunity.

Key facts

• 5,101 sq ft lot
• Built 1948
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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 rising (+3.6%/yr); 226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 39% of the median local income ($53k/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 $691 of loan paydown is wiped out by about $3k 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 + 3.6% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.75% ✓
• Cap rate: 15.65%
• Cash-on-cash: 33.42%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

• ARV (median comp): $243,557
• List price: $99,900
• Delta: -58.98%
• 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
2151 Mississippi Ave	0.32mi	2/1.0	984 (-4%)	2mo	$235,500	$239	77
2508 Mississippi Ave	0.18mi	3/2.0 (+1)	1,040 (+2%)	6mo	$269,000	$259	75
2125 Florida Ave	0.37mi	2/1.0	1,044 (+2%)	6mo	$265,000	$254	75
2231 E Gwinnett St	0.34mi	3/2.0 (+1)	996 (-3%)	3mo	$238,256	$239	68
2305 E 40th St	0.63mi	2/1.0	1,075 (+5%)	2mo	$249,900	$232	61
2409 E 37th St	0.45mi	2/1.0	948 (-8%)	7mo	$298,000	$314	61
2401 E 38th St	0.49mi	3/1.0 (+1)	1,073 (+5%)	7mo	$260,900	$243	58
2130 Hanson St	0.49mi	3/1.0 (+1)	1,140 (+11%)	1mo	$253,000	$222	53
2018 Bolling St	0.57mi	2/1.0	914 (-11%)	6mo	$120,000	$131	51
2237 E 42nd St	0.70mi	2/1.0	1,113 (+9%)	6mo	$257,200	$231	48
2230 Iowa St	0.65mi	3/1.0 (+1)	944 (-8%)	5mo	$235,000	$249	48
2017 Vermont Ave	0.55mi	3/2.0 (+1)	904 (-12%)	2mo	$230,000	$254	44

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.23×
• Total profit: $34,493
• Equity at exit: $14,895

10-year hold

• IRR: 37.0%
• Equity multiple: 4.52×
• Total profit: $98,362
• Equity at exit: $8,638

Cash invested: $27,972 (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 31404

• Rents YoY: 3.6%
• Active inventory: 226
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$524
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $779

Break-even live

Break-even rent $761

Max offer price $99,900

Occupancy floor 50%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Mississippi Ave Savannah, GA	3.0	1.5	1373	$1,800	$1.31	44d	1	0.15mi
2201 Mississippi Ave Savannah, GA	2.0	1.0	1005	$1,595	$1.59	44d	1	0.30mi
37 Altman Cir Savannah, GA	2.0	2.0	879	$1,750	$1.99	44d	1	0.32mi
2141 New York Ave Unit A Savannah, GA	2.0	1.0	765	$1,750	$2.29	44d	1	0.35mi
1110 New Jersey Ave Savannah, GA	2.0	1.0	714	$1,500	$2.10	44d	1	0.38mi
2149 Vermont Ave Savannah, GA	3.0	2.0	1213	$1,955	$1.61	44d	1	0.39mi
2137 Bolling St Savannah, GA	3.0	1.0	1204	$1,575	$1.31	23d	1	0.43mi
375 Laurel Oak Ln Thunderbolt, GA	3.0	2.5	1200	$1,800	$1.50	44d	1	0.52mi
2201 E 37th St Savannah, GA	3.0	1.5	1424	$1,800	$1.26	23d	1	0.55mi
2010 Vermont Ave Savannah, GA	2.0	1.0	892	$1,690	$1.89	44d	1	0.58mi
2328 E 41st St Savannah, GA	2.0	1.0	1072	$1,700	$1.59	44d	1	0.61mi
2102 Auburn St Savannah, GA	3.0	1.0	828	$1,795	$2.17	44d	1	0.70mi
2220 E Victory Dr #24 Savannah, GA	2.0	1.5	1102	$1,700	$1.54	23d	1	0.76mi
2323 Downing Ave Savannah, GA	2.0–3.0	1.5–2.0	1014	$1,299	$1.28	14d	14	0.80mi
2800 Capital St Savannah, GA	1.0–3.0	1.0	980	$1,412	$1.44	44d	1	0.86mi
1810 E 32nd St Savannah, GA	3.0	1.5	1218	$3,000	$2.46	23d	1	0.88mi
1704 E 31st St Savannah, GA	3.0	2.0	1137	$2,350	$2.07	44d	1	1.01mi
1612 Skidaway Rd Savannah, GA	2.0	1.0	1453	$1,800	$1.24	44d	1	1.06mi
2112 Clars Ave Unit A Savannah, GA	2.0	1.0	1500	$1,700	$1.13	44d	1	1.09mi
2611 Dogwood Ave Savannah, GA	2.0	1.0	822	$1,700	$2.07	23d	1	1.09mi
2612 Dogwood Ave Savannah, GA	1.0–3.0	1.0–2.0	1020	$1,522	$1.49	14d	11	1.09mi
101 Forrest Ave Savannah, GA	3.0	1.0	1367	$1,895	$1.39	44d	1	1.09mi
114 Oleander Ave Unit Na Savannah, GA	3.0	1.0	1128	$2,100	$1.86	44d	1	1.14mi
1800 E 38th St Savannah, GA	2.0	1.0	846	$1,338	$1.58	44d	1	1.15mi
2217 Beech St Savannah, GA	2.0	1.0	959	$1,850	$1.93	23d	1	1.16mi
2211 Beech St Savannah, GA	2.0	1.0	800	$1,595	$1.99	44d	1	1.17mi
1518 E Park Ave Savannah, GA	2.0–3.0	1.0–2.5	1261	$1,361	$1.08	14d	6	1.23mi
1502 E 31st St Savannah, GA	3.0	2.0	1212	$1,700	$1.40	14d	1	1.26mi
1513 E 37th St Savannah, GA	3.0	1.0	1268	$1,775	$1.40	44d	1	1.30mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,370	$2.21	14d	50	1.33mi
2010 E President St Savannah, GA	2.0	1.0–2.0	944	$1,950	$2.07	14d	27	1.33mi
2002 E 51st St Unit Labs Savannah, GA	3.0	1.0	1044	$1,680	$1.61	44d	1	1.34mi
1403 E Anderson St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	44d	1	1.36mi
1401 E 33rd St Savannah, GA	3.0	1.0	960	$1,650	$1.72	44d	1	1.37mi
3608 Duane Ct Savannah, GA	2.0	1.0	975	$1,095	$1.12	23d	1	1.41mi
3608 Duane Ct Unit C Savannah, GA	2.0	1.0	975	$1,095	$1.12	44d	1	1.41mi
16 Helmken St Savannah, GA	3.0	1.0	924	$1,850	$2.00	14d	1	1.41mi
1436 E 42nd St Savannah, GA	3.0	2.0	1447	$2,290	$1.58	14d	1	1.42mi
1315 E Anderson St Unit 1315 Savannah, GA	2.0	2.0	859	$1,500	$1.75	44d	1	1.43mi
3601 Eastgate Dr Savannah, GA	3.0	2.0	1400	$2,500	$1.79	44d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   price $99,900 Active 63 DOM
2. 2026-06-18
   days on market $102,500 Active 63 DOM
3. 2026-06-17
   days on market $102,500 Active 62 DOM
4. 2026-06-16
   days on market $102,500 Active 61 DOM
5. 2026-06-15
   days on market $102,500 Active 60 DOM
6. 2026-06-14
   days on market $102,500 Active 58 DOM
7. 2026-06-13
   days on market $102,500 Active 57 DOM
8. 2026-06-10
   days on market $102,500 Active 55 DOM
9. 2026-06-09
   days on market $102,500 Active 54 DOM
10. 2026-06-08
    days on market $102,500 Active 53 DOM
11. 2026-06-07
    days on market $102,500 Active 52 DOM
12. 2026-06-05
    pricedays on market $102,500 Active 49 DOM
13. 2026-06-03
    days on market $104,900 Active 48 DOM
14. 2026-06-02
    days on market $104,900 Active 47 DOM
15. 2026-06-01
    days on market $104,900 Active 46 DOM
16. 2026-05-31
    days on market $104,900 Active 45 DOM
17. 2026-05-30
    days on market $104,900 Active 44 DOM
18. 2026-05-15
    price $112,500 301-char remark

    Show marketing remark (301 chars)

    This 3 bedroom, 1 bathroom home sits in Savannah’s Avondale neighborhood, and is the perfect opportunity for a savvy investor. In need of repairs, this property is ideal for a flip or buy and hold rental with strong potential. Bring your contractor and your vision to this value add opportunity.

19. 2026-05-07
    price $114,900 301-char remark

    Show marketing remark (301 chars)

    This 3 bedroom, 1 bathroom home sits in Savannah’s Avondale neighborhood, and is the perfect opportunity for a savvy investor. In need of repairs, this property is ideal for a flip or buy and hold rental with strong potential. Bring your contractor and your vision to this value add opportunity.

20. 2026-04-30
    price $119,900 301-char remark

    Show marketing remark (301 chars)

    This 3 bedroom, 1 bathroom home sits in Savannah’s Avondale neighborhood, and is the perfect opportunity for a savvy investor. In need of repairs, this property is ideal for a flip or buy and hold rental with strong potential. Bring your contractor and your vision to this value add opportunity.

21. 2026-04-23
    price $124,900 301-char remark

    Show marketing remark (301 chars)

    This 3 bedroom, 1 bathroom home sits in Savannah’s Avondale neighborhood, and is the perfect opportunity for a savvy investor. In need of repairs, this property is ideal for a flip or buy and hold rental with strong potential. Bring your contractor and your vision to this value add opportunity.

22. 2026-04-16
    listed $129,900 Active 301-char remark

    Show marketing remark (301 chars)

    This 3 bedroom, 1 bathroom home sits in Savannah’s Avondale neighborhood, and is the perfect opportunity for a savvy investor. In need of repairs, this property is ideal for a flip or buy and hold rental with strong potential. Bring your contractor and your vision to this value add opportunity.

23. 2026-04-03
    soldstatus $76,312

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$491/yr (+$41/mo · 114.6%)

ⓘ 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 ≥107°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: $20,965
• − Mortgage interest: −$5,596
• − Property taxes: −$428
• − Insurance: −$500
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$2,906
• Taxable income: $8,180
• Est. tax owed @ 24.0%: −$1,963
• After-tax cash flow: $7,384/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): 30,062
• Household income: $53,303
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1649.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 33% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -187.86%
• Current HPI: 310.0764
• Rent YoY: ▲ 3.62%
• 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

+47.4% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $112,500 Hive MLS
• 2026-05-07 Price Changed $114,900 Hive MLS
• 2026-04-30 Price Changed $119,900 Hive MLS
• 2026-04-23 Price Changed $124,900 Hive MLS
• 2026-04-16 Listed $129,900 Hive MLS
• 2026-04-03 Sold (Public Records) $76,312 Public Records

Property tax history

+9.8%/yr

Latest (2025): $428 · +1.6% YoY. Source: county tax records.