527 Tibet Ave Unit C4 · Savannah, GA 31406

$165,000

3 bd · 2.0 ba · 1,388 sqft · Condo public records · 42 Days on market

Built 1974 $119/sqft · 12% below area Est $188k · 12% under $175/mo HOA · 10% of rent

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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 +19.5/30.0
• ARV discount +13.1/15.0
• DSCR +6.2/10.0
• 1% rule +6.0/10.0
• 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 MLS

Discover the perfect blend of space and Savannah charm in this 3-bedroom, 2.5-bath townhome! Ideally suited for first-time buyers or investors, the interior features a large, inviting living room and a formal dining room perfect for hosting. You'll love the bright, sun-filled kitchen that leads out to a private, fenced-in patio-your own quiet retreat for morning coffee or weekend BBQs. With a functional layout and a prime location near everything Savannah has to offer, this home provides an incredible opportunity to build equity or expand your rental portfolio. Whether you're looking for a move-in-ready starter home or a savvy long-term investment, this property delivers on every level.

Key facts

• Formal dining room
• Large living room
• Sun-filled kitchen

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• SUN-FILLED KITCHEN
• PRIVATE FENCED-IN PATIO
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Homeowners association with a $175 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium; Attached property with 2+ common walls; 2 stories
• Construction: Frame construction with HardiPlank siding; Slab foundation
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Electric water heater; Range; Refrigerator
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 $5k 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 42 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $98k; list at $165k implies a 68% 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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 7.6

CMA / ARV

• ARV (median comp): $188,240
• List price: $165,000
• Delta: -12.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.57×
• Total profit: $-19,916
• Equity at exit: $24,602

10-year hold

• IRR: -8.9%
• Equity multiple: 0.53×
• Total profit: $-21,850
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$865
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$69
• HOA: −$175
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $188

Break-even live

Break-even rent $1,577

Max offer price $165,000

Occupancy floor 85%

Sensitivity live

Price	-10% $281	-5% $235	+0% $188	+5% $141	+10% $95
Rent	-10% $45	-5% $116	+0% $188	+5% $260	+10% $331
Rate	-1.0pp $271	-0.5pp $230	base $188	+0.5pp $145	+1.0pp $102

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10910 Queen Ann Ct Apt A Savannah, GA	2.0	1.0	925	$1,650	$1.78	44d	1	0.18mi
406 Montclair Blvd Savannah, GA	3.0	2.0	1422	$1,995	$1.40	14d	1	0.19mi
10913 Queen Ann Ct Apt D Savannah, GA	2.0	1.0	925	$1,750	$1.89	44d	1	0.20mi
2 La Brea Blvd Savannah, GA	3.0	2.0	1361	$1,900	$1.40	44d	1	0.34mi
29 Ventura Blvd Savannah, GA	3.0	2.0	1620	$2,150	$1.33	24d	1	0.47mi
210 Tibet Ave Savannah, GA	2.0–3.0	1.5–2.5	1150	$1,899	$1.65	14d	11	0.49mi
16 Ventura Blvd Savannah, GA	4.0	2.0	1404	$2,500	$1.78	24d	1	0.50mi
528 Wild Turkey Rd Savannah, GA	3.0	2.0	1650	$2,400	$1.45	21d	1	0.51mi
102 Woodhouse Ln Savannah, GA	2.0	1.0	975	$1,200	$1.23	14d	1	0.52mi
102 Woodhouse Ln Savannah, GA	2.0	1.0	1000	$1,225	$1.23	24d	1	0.52mi
101 Woodhouse Ln Savannah, GA	2.0	1.0	975	$1,200	$1.23	14d	1	0.54mi
115 Woodhouse Ln Savannah, GA	2.0	1.0	975	$1,200	$1.23	24d	1	0.59mi
113 Woodhouse Ln Unit B Savannah, GA	2.0	1.0	1008	$1,150	$1.14	24d	1	0.59mi
205 W Montgomery Xrds Savannah, GA	1.0–3.0	1.0–2.0	1075	$1,850	$1.72	24d	1	0.64mi
309 Station Trl Savannah, GA	2.0	2.5	1587	$1,850	$1.17	44d	1	0.66mi
100 Lewis Dr Unit 3D Savannah, GA	2.0	1.5	1000	$1,450	$1.45	44d	1	0.67mi
201 W Montgomery Cross Rd Savannah, GA	1.0–3.0	1.0–2.0	1013	$1,699	$1.68	14d	18	0.74mi
44 Knollwood Cir Savannah, GA	2.0	2.5	1018	$1,500	$1.47	44d	1	0.74mi
17 Vineyard Dr Savannah, GA	3.0	2.0	1120	$2,195	$1.96	24d	1	0.77mi
11 Knollwood Cir Savannah, GA	2.0	2.5	1188	$1,400	$1.18	44d	1	0.80mi
10875 Abercorn St Savannah, GA	2.0	2.0	1033	$1,475	$1.43	14d	13	0.86mi
10611 Abercorn St Savannah, GA	1.0–2.0	1.0–1.5	917	$1,696	$1.85	14d	13	0.87mi
102 Quail Xing Savannah, GA	2.0	1.0	902	$1,650	$1.83	14d	1	0.89mi
10615 Abercorn St Savannah, GA	1.0–3.0	1.0–1.5	837	$1,649	$1.97	21d	25	0.90mi
11 Peach Ct Savannah, GA	2.0	2.0	1130	$1,650	$1.46	44d	1	0.90mi
10725 Abercorn St Savannah, GA	1.0–2.0	1.0–2.0	837	$1,713	$2.05	14d	10	0.91mi
4 Peach Blossom Cir Unit Home Savannah, GA	2.0	2.0	1056	$1,750	$1.66	24d	1	0.95mi
9111 White Bluff Rd Savannah, GA	1.0–2.0	1.0–2.0	901	$1,510	$1.67	14d	5	0.99mi
9610 White Bluff Rd Savannah, GA	2.0	2.0	1000	$1,370	$1.37	24d	5	1.02mi
12350 Mercy Blvd Savannah, GA	1.0–2.0	1.0–2.0	865	$1,420	$1.64	14d	14	1.02mi
12 Dyches Dr Savannah, GA	3.0	2.0	1461	$2,000	$1.37	44d	1	1.02mi
10612 Abercorn St Savannah, GA	1.0–3.0	1.0–2.0	797	$1,849	$2.32	14d	35	1.04mi
1036 Dutchtown Rd Savannah, GA	2.0	2.0	1000	$1,438	$1.44	24d	1	1.08mi
15 Pointer Pl Savannah, GA	2.0	2.5	1326	$1,850	$1.40	44d	1	1.11mi
140 Windmill Ln Savannah, GA	3.0	2.5	1388	$1,775	$1.28	44d	1	1.15mi
511 Dyches Dr Savannah, GA	3.0	2.0	1758	$2,100	$1.19	24d	1	1.17mi
245 Holland Dr Savannah, GA	2.0	2.0	1000	$1,462	$1.46	24d	6	1.18mi
26 Chatham St Unit A Savannah, GA	2.0	1.0	964	$1,500	$1.56	24d	1	1.21mi
28 Chatham St Unit A Savannah, GA	2.0	2.0	964	$1,325	$1.37	44d	1	1.22mi
11400 White Bluff Rd Savannah, GA	1.0–3.0	1.0–2.0	1000	$1,695	$1.70	14d	21	1.23mi

HOA detail condo

• Monthly dues: $175 · $2,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $165,000 Active 42 DOM
2. 2026-06-17
   days on market $165,000 Active 41 DOM
3. 2026-06-16
   days on market $165,000 Active 40 DOM
4. 2026-06-15
   days on market $165,000 Active 39 DOM
5. 2026-06-14
   days on market $165,000 Active 37 DOM
6. 2026-06-13
   days on market $165,000 Active 36 DOM
7. 2026-06-10
   days on market $165,000 Active 34 DOM
8. 2026-06-09
   days on market $165,000 Active 33 DOM
9. 2026-06-08
   days on market $165,000 Active 32 DOM
10. 2026-06-07
    days on market $165,000 Active 31 DOM
11. 2026-06-05
    days on market $165,000 Active 28 DOM
12. 2026-06-03
    days on market $165,000 Active 27 DOM
13. 2026-06-02
    days on market $165,000 Active 26 DOM
14. 2026-06-01
    days on market $165,000 Active 25 DOM
15. 2026-05-31
    days on market $165,000 Active 24 DOM
16. 2026-05-30
    days on market $165,000 Active 23 DOM
17. 2026-05-07
    listed $165,000 Active 713-char remark

    Show marketing remark (695 chars)

    Discover the perfect blend of space and Savannah charm in this 3-bedroom, 2.5-bath townhome! Ideally suited for first-time buyers or investors, the interior features a large, inviting living room and a formal dining room perfect for hosting. You'll love the bright, sun-filled kitchen that leads out to a private, fenced-in patio-your own quiet retreat for morning coffee or weekend BBQs. With a functional layout and a prime location near everything Savannah has to offer, this home provides an incredible opportunity to build equity or expand your rental portfolio. Whether you're looking for a move-in-ready starter home or a savvy long-term investment, this property delivers on every level.

18. 2026-05-07
    listed $165,000 New 695-char remark

    Show marketing remark (695 chars)

    Discover the perfect blend of space and Savannah charm in this 3-bedroom, 2.5-bath townhome! Ideally suited for first-time buyers or investors, the interior features a large, inviting living room and a formal dining room perfect for hosting. You'll love the bright, sun-filled kitchen that leads out to a private, fenced-in patio-your own quiet retreat for morning coffee or weekend BBQs. With a functional layout and a prime location near everything Savannah has to offer, this home provides an incredible opportunity to build equity or expand your rental portfolio. Whether you're looking for a move-in-ready starter home or a savvy long-term investment, this property delivers on every level.

19. 2008-07-16
    soldstatus $98,000
20. 2007-09-21
    soldstatus $110,000
21. 2007-09-21
    soldstatus $110,000
22. 2004-01-21
    soldstatus $85,000
23. 2001-09-26
    soldstatus $64,000

ⓘ 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: $1,642 · $137/mo
• Projected year-2 tax: $1,642 · $137/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 3/10 Moderate
• 🌡 Heat 9/10 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: $21,782
• − Mortgage interest: −$9,243
• − Property taxes: −$1,642
• − Insurance: −$825
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − HOA: −$2,100
• − Depreciation: −$4,800
• Taxable loss: −$313
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $2,332/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

+157.8% since first listed

7 events — show timeline

• 2026-05-07 Listed $165,000 Hive MLS
• 2026-05-07 Listed $165,000 GAMLS
• 2008-07-16 Sold (Public Records) $98,000 Public Records
• 2007-09-21 Sold (Public Records) $110,000 Public Records
• 2007-09-21 Sold (Public Records) $110,000 Public Records
• 2004-01-21 Sold (Public Records) $85,000 Public Records
• 2001-09-26 Sold (Public Records) $64,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,642 · -5.2% YoY. Source: county tax records.