8 Williamsburg Ct · Savannah, GA 31419

$247,900

3 bd · 2.0 ba · 1,865 sqft · SingleFamily public records · 1 Days on market

Built 1969 0.34 ac lot Est $339k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Livability +4.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious open floor plan home situated on a cul-de-sac lot. e Bedrooms, 2 baths, Living room, Dining Room, Family Room, large kitchen with center island and breakfast bar that seats six, Front porch and patio. Mature landscaping and trees.

Key facts

• Upgraded hvac system
• Updated flooring
• Cozy fireplace

Tags

• CORNER LOT
• UPDATED FLOORING
• FRESH INTERIOR PAINT
• UPGRADED HVAC SYSTEM
• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Located in Largo Woods Subdivision

Exterior

• Utilities: Public water; Public sewer; 220V electric service; Cable available; Underground utilities
• Home design: Single-family residence; One story; No shared/common walls
• Construction: Brick construction; Composition roof; Concrete perimeter and slab foundation; Built with R1 zoning
• Exterior features: Patio; Wood fencing / fenced yard; Corner, level, wooded lot; Asphalt road (publicly maintained)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Refrigerator; Electric water heater
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Interior features: Wood-burning fireplace in the living room; Has view; Home warranty included
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $54 ($645/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 $204k (17.8% below list).
• Recommended offer: $204k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 (-1.4%/yr); 405 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% of the median local income ($70k/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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $150k; list at $248k implies a 65% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,800 (17.8% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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: 0.82% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $339,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Dorchester Ct	0.19mi	3/2.0	1,958 (+5%)	5mo	$365,000	$186	78
204 San Fernando Blvd	0.29mi	4/2.0 (+1)	1,813 (-3%)	8mo	$330,000	$182	71
11405 Largo Dr	0.48mi	3/2.0	1,800 (-4%)	4mo	$345,000	$192	68
2 Indigo Ct	0.59mi	3/2.0	1,808 (-3%)	6mo	$361,500	$200	62
604 Sugarbush Cir	0.45mi	3/2.0	2,014 (+8%)	6mo	$329,900	$164	60
6 La Brea Blvd	0.54mi	3/2.0	1,690 (-9%)	2mo	$330,000	$195	58
302 Wilshire Blvd	0.71mi	3/2.0	1,766 (-5%)	2mo	$285,000	$161	57
202 Leeds Gate Rd	0.65mi	3/2.0	1,691 (-9%)	1mo	$270,000	$160	54
415 Wilshire Blvd	0.47mi	3/1.5	1,595 (-14%)	2mo	$257,000	$161	51
208 Leeds Gate Rd	0.61mi	3/2.0	1,686 (-10%)	7mo	$234,995	$139	50
205 Leeds Gate Rd	0.60mi	4/2.0 (+1)	1,636 (-12%)	7mo	$295,000	$180	40
110 Morekis Dr	0.58mi	4/2.0 (+1)	1,611 (-14%)	8mo	$299,000	$186	39

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-42,787
• Equity at exit: $36,963

10-year hold

• IRR: -16.6%
• Equity multiple: 0.19×
• Total profit: $-56,200
• Equity at exit: $21,434

Cash invested: $69,412 (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 31419

• Home prices YoY: -25.9%
• Rents YoY: -1.4%
• Active inventory: 405
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$1,300
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $54

Break-even live

Break-even rent $1,970

Max offer price $247,900

Occupancy floor 92%

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: $61,975
• Closing costs: $7,437
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Jamestowne Rd Savannah, GA	3.0	2.0	1927	$2,000	$1.04	43d	1	0.23mi
406 Montclair Blvd Savannah, GA	3.0	2.0	1422	$1,995	$1.40	13d	1	0.26mi
10609 Middleground Rd Savannah, GA	3.0	1.5	1886	$1,895	$1.00	43d	1	0.42mi
29 Ventura Blvd Savannah, GA	3.0	2.0	1620	$2,150	$1.33	23d	1	0.53mi
2 La Brea Blvd Savannah, GA	3.0	2.0	1361	$1,900	$1.40	43d	1	0.55mi
16 Ventura Blvd Savannah, GA	4.0	2.0	1404	$2,500	$1.78	23d	1	0.59mi
10708 Egmont Rd Savannah, GA	3.0	2.0	2131	$2,800	$1.31	43d	1	0.64mi
528 Wild Turkey Rd Savannah, GA	3.0	2.0	1650	$2,400	$1.45	21d	1	0.70mi
210 Tibet Ave Savannah, GA	2.0–3.0	1.5–2.5	1150	$1,899	$1.65	13d	11	0.71mi
15 Pointer Pl Savannah, GA	2.0	2.5	1326	$1,850	$1.40	43d	1	0.87mi
205 W Montgomery Xrds Savannah, GA	1.0–3.0	1.0–2.0	1075	$1,850	$1.72	23d	1	0.88mi
309 Station Trl Savannah, GA	2.0	2.5	1587	$1,850	$1.17	43d	1	0.89mi
201 W Montgomery Cross Rd Savannah, GA	1.0–3.0	1.0–2.0	1013	$1,699	$1.68	13d	18	0.98mi
117 Hopeland Dr Savannah, GA	3.0	2.0	2033	$2,400	$1.18	13d	1	1.11mi
140 Windmill Ln Savannah, GA	3.0	2.5	1388	$1,775	$1.28	43d	1	1.20mi
1114 Mohawk St Savannah, GA	3.0	2.0	1266	$1,750	$1.38	23d	4	1.24mi
12 Dyches Dr Savannah, GA	3.0	2.0	1461	$2,000	$1.37	43d	1	1.26mi
12473 Northwood Rd Savannah, GA	3.0	2.0	1422	$2,000	$1.41	43d	1	1.28mi
11330 White Bluff Rd #26 Savannah, GA	3.0	2.5	1975	$2,200	$1.11	23d	1	1.32mi
98 Hidden Lake Ct Savannah, GA	2.0	1.5	1228	$1,400	$1.14	13d	1	1.35mi
11400 White Bluff Rd Savannah, GA	1.0–3.0	1.0–2.0	1000	$1,695	$1.70	13d	21	1.36mi
511 Dyches Dr Savannah, GA	3.0	2.0	1758	$2,100	$1.19	23d	1	1.36mi
321 Sharondale Rd Savannah, GA	4.0	2.0	1699	$2,100	$1.24	23d	1	1.40mi

Listing history 2 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   listed $247,900 Pending 1 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: $1,836 · $153/mo
• Projected year-2 tax: $2,281 · $190/mo
• Expected delta: +$445/yr (+$37/mo · 24.2%)

ⓘ 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 ≥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: $24,456
• − Mortgage interest: −$13,886
• − Property taxes: −$1,836
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$7,212
• Taxable loss: −$3,630
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $1,516/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): 57,077
• Household income: $69,635
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2575.0

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 0.68)
• Race & ethnicity: White 40% Black 38% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -92.38%
• Current HPI: 264.8625
• Rent YoY: ▼ -1.44%
• 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

+127.6% since first listed

16 events — show timeline

• 2026-06-13 Pending — Hive MLS
• 2026-06-10 Listed $247,900 Hive MLS
• 2025-11-25 Listing Removed — GAMLS
• 2025-11-11 Price Changed $275,000 GAMLS
• 2025-10-28 Relisted — GAMLS
• 2025-10-14 Pending — GAMLS
• 2025-08-12 Listed $310,000 GAMLS
• 2018-08-31 Sold (Public Records) $150,000 Public Records
• 2018-08-22 Sold (MLS) $150,000 Hive MLS
• 2018-04-29 Listed $169,000 Hive MLS
• 2012-05-31 Sold (MLS) $104,900 Hive MLS
• 2012-03-20 Listed $104,900 Hive MLS
• 2007-01-16 Sold (Public Records) $160,000 Public Records
• 2007-01-12 Sold (MLS) $160,000 Hive MLS
• 2006-03-06 Listed $165,000 Hive MLS
• 2002-08-01 Sold (Public Records) $108,900 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,836 · -0.6% YoY. Source: county tax records.