4 Dyches Dr · Savannah, GA 31406

$186,000

3 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 13 Days on market

Built 1960 9,148 sqft lot Est $257k · 28% under

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Why this score? — see what drove the C 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in an established Savannah neighborhood. Property needs renovation but offers significant upside for a flip, rental, or BRRRR strategy. Solid structure, strong comparable sales in the area, and multiple profitable exit strategies. Perfect for investors looking to add value and build equity.

Key facts

• 9,148 sq ft lot
• Parking
• Built 1960

Property features AI

Finance

• HOA & community: Community has street lights

Exterior

• Parking: Attached carport (1 space)
• Utilities: No water source listed
• Home design: Single-family residence; One story; Zoned R1
• Construction: Brick construction
• Exterior features: Cable available; Public sewer

Interior

• Kitchen: No kitchen appliance specifics listed
• Bedrooms: 1 total room
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater; Street lights in the community
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/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 $180k (3.3% below list).
• Recommended offer: $180k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 40 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 32% 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $179,880 (3.3% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $257,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Croatan St	0.40mi	3/1.0	1,266 (+0%)	1mo	$139,000	$110	78
11 Skyline Dr	0.37mi	3/1.5	1,248 (-1%)	6mo	$259,000	$208	76
106 Lucian Cir	0.43mi	3/2.0	1,175 (-7%)	2mo	$276,000	$235	65
115 Lucian Cir	0.42mi	4/1.5 (+1)	1,222 (-3%)	8mo	$249,400	$204	64
723 Dyches Dr	0.69mi	3/2.0	1,249 (-1%)	4mo	$265,000	$212	61
106 Harmon Creek Dr	0.59mi	3/2.0	1,181 (-6%)	1mo	$230,000	$195	59
10 Kenmore Dr	0.58mi	3/2.0	1,144 (-9%)	2mo	$230,000	$201	54
48 Kandlewood Dr	0.42mi	3/1.5	1,093 (-13%)	6mo	$250,000	$229	54
202 Sunderland Dr	0.47mi	3/2.0	1,432 (+14%)	2mo	$351,000	$245	52
117 Montclair Blvd	0.73mi	3/1.5	1,394 (+11%)	4mo	$275,000	$197	45
415 Barnhill Dr	0.65mi	4/2.0 (+1)	1,402 (+11%)	4mo	$254,900	$182	40
201 Womble Ave	0.75mi	3/2.0	1,446 (+15%)	6mo	$287,000	$198	33

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-17,506
• Equity at exit: $27,733

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-12,572
• Equity at exit: $16,082

Cash invested: $52,080 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$975
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $281

Break-even live

Break-even rent $1,443

Max offer price $186,000

Occupancy floor 79%

Sensitivity live

Price	-10% $386	-5% $334	+0% $281	+5% $228	+10% $176
Rent	-10% $139	-5% $210	+0% $281	+5% $352	+10% $423
Rate	-1.0pp $375	-0.5pp $328	base $281	+0.5pp $233	+1.0pp $184

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Dyches Dr Savannah, GA	3.0	2.0	1461	$2,000	$1.37	44d	1	0.03mi
9610 White Bluff Rd Savannah, GA	2.0	2.0	1000	$1,370	$1.37	24d	5	0.06mi
9111 White Bluff Rd Savannah, GA	1.0–2.0	1.0–2.0	901	$1,510	$1.67	14d	5	0.20mi
26 Chatham St Unit A Savannah, GA	2.0	1.0	964	$1,500	$1.56	24d	1	0.27mi
28 Chatham St Unit A Savannah, GA	2.0	2.0	964	$1,325	$1.37	44d	1	0.28mi
9406 Dunwoody Dr Savannah, GA	4.0	2.0	1688	$2,200	$1.30	14d	1	0.34mi
100 Lewis Dr Unit 3D Savannah, GA	2.0	1.5	1000	$1,450	$1.45	44d	1	0.38mi
6 Lucian Cir Savannah, GA	4.0	2.0	1602	$2,100	$1.31	21d	1	0.40mi
211 Edgewater Rd #40 Savannah, GA	2.0	2.0	1085	$1,400	$1.29	24d	1	0.42mi
39 Travis St Savannah, GA	3.0	2.5	1600	$2,150	$1.34	14d	1	0.42mi
201 W Montgomery Cross Rd Savannah, GA	1.0–3.0	1.0–2.0	1013	$1,699	$1.68	14d	18	0.49mi
7 Chippewa Dr Savannah, GA	4.0	2.0	1336	$1,850	$1.38	44d	1	0.52mi
511 Dyches Dr Savannah, GA	3.0	2.0	1758	$2,100	$1.19	24d	1	0.53mi
210 Tibet Ave Savannah, GA	2.0–3.0	1.5–2.5	1150	$1,899	$1.65	14d	11	0.54mi
205 W Montgomery Xrds Savannah, GA	1.0–3.0	1.0–2.0	1075	$1,850	$1.72	24d	1	0.54mi
111 Edgewater Rd Savannah, GA	1.0–2.0	1.0	745	$1,375	$1.85	44d	3	0.56mi
17 Vineyard Dr Savannah, GA	3.0	2.0	1120	$2,195	$1.96	24d	1	0.68mi
2 La Brea Blvd Savannah, GA	3.0	2.0	1361	$1,900	$1.40	44d	1	0.70mi
309 Station Trl Savannah, GA	2.0	2.5	1587	$1,850	$1.17	44d	1	0.72mi
10611 Abercorn St Savannah, GA	1.0–2.0	1.0–1.5	917	$1,696	$1.85	14d	13	0.85mi
10612 Abercorn St Savannah, GA	1.0–3.0	1.0–2.0	797	$1,849	$2.32	14d	35	0.85mi
10910 Queen Ann Ct Apt A Savannah, GA	2.0	1.0	925	$1,650	$1.78	44d	1	0.86mi
10913 Queen Ann Ct Apt D Savannah, GA	2.0	1.0	925	$1,750	$1.89	44d	1	0.87mi
11400 White Bluff Rd Savannah, GA	1.0–3.0	1.0–2.0	1000	$1,695	$1.70	14d	21	0.89mi
10615 Abercorn St Savannah, GA	1.0–3.0	1.0–1.5	837	$1,649	$1.97	21d	25	0.90mi
16 Ventura Blvd Savannah, GA	4.0	2.0	1404	$2,500	$1.78	24d	1	0.91mi
528 Wild Turkey Rd Savannah, GA	3.0	2.0	1650	$2,400	$1.45	21d	1	0.92mi
455 Mall Blvd #60 Savannah, GA	2.0	1.5	1188	$1,450	$1.22	44d	1	0.93mi
29 Ventura Blvd Savannah, GA	3.0	2.0	1620	$2,150	$1.33	24d	1	0.98mi
455 Mall Blvd #36 Savannah, GA	2.0	1.5	1188	$1,500	$1.26	44d	1	1.01mi
406 Montclair Blvd Savannah, GA	3.0	2.0	1422	$1,995	$1.40	14d	1	1.02mi
10725 Abercorn St Savannah, GA	1.0–2.0	1.0–2.0	837	$1,713	$2.05	14d	10	1.05mi
11910 White Bluff Rd Savannah, GA	1.0–2.0	1.0	750	$1,365	$1.82	14d	3	1.08mi
455 Mall Blvd Savannah, GA	3.0	2.5	1548	$1,825	$1.18	44d	1	1.08mi
10875 Abercorn St Savannah, GA	2.0	2.0	1033	$1,475	$1.43	14d	13	1.09mi
115 Woodhouse Ln Savannah, GA	2.0	1.0	975	$1,200	$1.23	24d	1	1.16mi
113 Woodhouse Ln Unit B Savannah, GA	2.0	1.0	1008	$1,150	$1.14	24d	1	1.17mi
140 Windmill Ln Savannah, GA	3.0	2.5	1388	$1,775	$1.28	44d	1	1.20mi
101 Woodhouse Ln Savannah, GA	2.0	1.0	975	$1,200	$1.23	14d	1	1.21mi
102 Woodhouse Ln Savannah, GA	2.0	1.0	1000	$1,225	$1.23	24d	1	1.22mi

Listing history 11 events

1. 2026-06-18
   days on market $186,000 Active 13 DOM
2. 2026-06-17
   days on market $186,000 Active 12 DOM
3. 2026-06-16
   days on market $186,000 Active 11 DOM
4. 2026-06-15
   days on market $186,000 Active 10 DOM
5. 2026-06-14
   days on market $186,000 Active 8 DOM
6. 2026-06-13
   days on market $186,000 Active 7 DOM
7. 2026-06-10
   days on market $186,000 Active 5 DOM
8. 2026-06-09
   days on market $186,000 Active 4 DOM
9. 2026-06-08
   days on market $186,000 Active 3 DOM
10. 2026-06-07
    remarks 308-char remark
11. 2026-06-07
    listed $186,000 Active 2 DOM

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$666/yr (+$55/mo · 63.7%)

ⓘ 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 ≥106°F today · 18 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: $21,586
• − Mortgage interest: −$10,419
• − Property taxes: −$1,045
• − Insurance: −$930
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$5,411
• Taxable income: $327
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $3,294/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): 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

+165.7% since first listed

3 events — show timeline

• 2026-06-05 Listed $186,000 Hive MLS
• 2025-07-25 Sold (Public Records) $124,557 Public Records
• 2000-08-15 Sold (Public Records) $70,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,045 · -0.6% YoY. Source: county tax records.