153 Caribbean Village Dr · Port Wentworth, GA 31312

$256,500

3 bd · 2.5 ba · 2,193 sqft · SingleFamily public records · 16 Days on market

Built 2017 8,712 sqft lot Est $401k · 36% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +4.5/10.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two Story home within the desirable Park West community. Open kitchen design with a large family room that flows to your fenced back yard. All bedrooms are upstairs. Located just a short walk from amazing resort like community amenities, you’ll enjoy access to a pool, clubhouse, fitness center, tennis courts, playground and more! Park West is conveniently situated near South Effingham schools, I-95, Savannah International Airport, shopping, and attractions.

Key facts

• Fitness center
• Fenced back yard
• Clubhouse

Tags

• OPEN KITCHEN DESIGN
• FENCED BACK YARD
• COMMUNITY AMENITIES
• POOL
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• HOA & community: Located in Park West Ph Iiia subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Brick construction
• Exterior features: Property has a view; Underground utilities

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $52 ($621/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 $243k (5.2% below list).
• Recommended offer: $243k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.1% in Port Wentworth — 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 67/100 on livability (#173 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: schools F, amenities F, commute F.
• Effingham County (rural): math 49% / reading 48% proficiency, ranked #16 of 174 in GA (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 399 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Effingham 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 16 days — a 2% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $243,203 (5.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $401,319
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Caribbean Village Dr	0.66mi	4/2.5 (+1)	2,193 (0%)	4mo	$339,900	$155	61
201 Brookline Dr	0.70mi	4/2.5 (+1)	2,116 (-4%)	2mo	$423,095	$200	55
188 Brookline Dr	0.73mi	4/2.5 (+1)	2,116 (-4%)	3mo	$389,034	$184	53
174 Brookline Dr	0.72mi	4/2.5 (+1)	2,116 (-4%)	8mo	$386,344	$183	49
116 Peabody St	0.66mi	4/2.5 (+1)	2,005 (-9%)	3mo	$355,000	$177	48
187 Brookline Dr	0.70mi	3/3.5	2,401 (+10%)	2mo	$438,700	$183	46
206 Brookline Dr	0.67mi	3/3.5	2,401 (+10%)	4mo	$435,412	$181	45
184 Brookline Dr	0.73mi	4/2.5 (+1)	2,005 (-9%)	2mo	$392,598	$196	45
123 Cotton Bluff Ct	0.58mi	4/2.5 (+1)	2,505 (+14%)	1mo	$330,000	$132	44
189 Brookline Dr	0.70mi	4/2.5 (+1)	2,005 (-9%)	6mo	$355,000	$177	43
190 Brookline Dr	0.73mi	3/3.5	2,389 (+9%)	8mo	$379,000	$159	41
160 Brookline Dr	0.69mi	4/2.5 (+1)	1,870 (-15%)	8mo	$396,893	$212	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-38,174
• Equity at exit: $38,245

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-28,609
• Equity at exit: $22,177

Cash invested: $71,820 (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 31312

• Home prices YoY: -26.6%
• Active inventory: 399
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,432 high
• Mortgage (P&I): −$1,345
• Tax from tax record: −$418 /mo · $5,011/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $52

Break-even live

Break-even rent $2,367

Max offer price $256,500

Occupancy floor 93%

Sensitivity live

Price	-10% $197	-5% $124	+0% $52	+5% $-21	+10% $-93
Rent	-10% $-140	-5% $-44	+0% $52	+5% $148	+10% $244
Rate	-1.0pp $181	-0.5pp $117	base $52	+0.5pp $-15	+1.0pp $-82

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: $64,125
• Closing costs: $7,695
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Creekside Blvd Guyton, GA	3.0–4.0	2.0–2.5	1698	$2,199	$1.29	14d	15	0.63mi
109 Fenway St Savannah, GA	4.0	2.0	2005	$2,450	$1.22	22d	1	0.66mi
30 Ashmont St Savannah, GA	4.0	2.5	2005	$2,800	$1.40	14d	1	0.67mi
116 Peabody St Savannah, GA	4.0	2.5	2005	$2,500	$1.25	14d	1	0.67mi
33 Ashmont St Savannah, GA	4.0	2.5	2004	$2,450	$1.22	22d	1	0.69mi
134 Brookline Dr Savannah, GA	4.0	2.5	2466	$2,600	$1.05	14d	1	0.78mi
122 Cromer St Savannah, GA	3.0	2.5	1464	$1,950	$1.33	14d	1	0.92mi
120 Cromer St Savannah, GA	3.0	2.5	1468	$1,950	$1.33	14d	1	0.93mi
118 Orkney Rd Savannah, GA	3.0	2.5	1415	$2,000	$1.41	44d	1	0.94mi
250 Goodleigh Cir Savannah, GA	3.0	2.5	1791	$2,087	$1.17	14d	5	0.94mi
154 Brickhill Cir Savannah, GA	3.0	2.0	1489	$2,050	$1.38	24d	1	1.39mi
196 Brickhill Cir Savannah, GA	4.0	2.5	2831	$2,650	$0.94	24d	1	1.40mi
190 Brickhill Cir Savannah, GA	3.0	2.0	1843	$2,250	$1.22	44d	1	1.43mi
185 Brickhill Cir Savannah, GA	4.0	3.0	2065	$2,500	$1.21	44d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $256,500 Active 16 DOM
2. 2026-06-17
   days on market $256,500 Active 15 DOM
3. 2026-06-16
   days on market $256,500 Active 14 DOM
4. 2026-06-15
   days on market $256,500 Active 13 DOM
5. 2026-06-14
   days on market $256,500 Active 11 DOM
6. 2026-06-13
   days on market $256,500 Active 10 DOM
7. 2026-06-10
   days on market $256,500 Active 8 DOM
8. 2026-06-09
   days on market $256,500 Active 7 DOM
9. 2026-06-08
   days on market $256,500 Active 6 DOM
10. 2026-06-07
    days on market $256,500 Active 5 DOM
11. 2026-06-05
    days on market $256,500 Active 2 DOM
12. 2026-06-03
    remarks 461-char remark
13. 2026-06-03
    listed $256,500 Active 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: $5,011 · $418/mo
• Projected year-2 tax: $5,011 · $418/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $29,184
• − Mortgage interest: −$14,368
• − Property taxes: −$5,011
• − Insurance: −$1,282
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − Depreciation: −$7,462
• Taxable loss: −$3,609
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $1,487/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: Effingham County
• NCES district ID: 1301980
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $60,503
• Composite: 42.56/100
• National rank: #3195
• State rank: #16 of 174 in GA

Livability — Port Wentworth

• Score: 67/100
• State rank: #173
• US rank: #10910

Category grades

Amenities F Commute F Cost of living A Crime A- Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Effingham County · 68,439 people
• City population: 24,893
• Metro: Savannah, GA
• Population (ZIP): 25,991
• Household income: $101,750
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 97.0

Population outlook (Effingham County) Hauer SSP2

• Today (2025): 67,399 people
• By 2030: 72,297 · +7.3%
• By 2040: 81,602 · +21.1%
• By 2050: 89,494 · +32.8%
• By 2075: 105,976 · +57.2%
• By 2100: 111,943 · +66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Effingham

• 2024 margin: Solid R (+49.1) · D 25.2% · R 74.3%
• 2008→2024 swing: +1.6pp toward D · 2008: -50.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.5 2016: R+55.6 2012: R+51.2 2008: R+50.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.77%
• Current HPI: 205.9899
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-01 Listed $256,500 Hive MLS

Property tax history

+41.0%/yr

Latest (2025): $5,011 · +6.6% YoY. Source: county tax records.