2205 Ogeechee Rd · Savannah, GA 31415

$160,000

2 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 148 Days on market

Built 1953 2,614 sqft lot $118/sqft · 24% below area Est $210k · 24% under ↓ 12% since listing

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• 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 enduring charm of this 3-bedroom, 2-bath 1950s cottage-style home in Savannah. Filled with decades of memories, this home offers a warm, lived-in feel with a spacious living area that opens into a formal dining room—an ideal layout for reimagining the space while maintaining its original character. The kitchen provides generous cabinet storage and connects to a separate laundry area just off the back, offering a functional footprint with room for thoughtful updates. A cozy front sitting porch invites quiet mornings, while the fenced backyard provides privacy and outdoor space to shape to your vision. Located just minutes from Savannah’s Historic District, this property presents a rare opportunity to build on a solid foundation and create something truly special. Whether preserving its classic appeal or enhancing it with modern improvements, this home is ready for its next chapter in a prime Savannah location.

Key facts

• Front sitting porch
• Fenced backyard
• 2,614 sq ft lot

Tags

• FENCED BACKYARD
• FRONT SITTING PORCH
• GREAT CABINET STORAGE
• SEPARATE LAUNDRY AREA
• PRIME SAVANNAH LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 76 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); lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $1,883/mo this rent would consume 61% of the median local household income ($37k/yr) (locally 613% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 148 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $210,161
• List price: $160,000
• Delta: -23.87%
• 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
922 W 42nd St	0.23mi	3/2.0 (+1)	1,380 (+2%)	6mo	$250,000	$181	76
905 W 41st St	0.25mi	3/1.0 (+1)	1,264 (-7%)	5mo	$125,000	$99	64
1706 Ogeechee Rd	0.30mi	3/1.0 (+1)	1,293 (-5%)	7mo	$50,000	$39	63
1004 W 41st St	0.19mi	3/2.0 (+1)	1,480 (+9%)	11mo	$170,000	$115	62
623 W 45th St	0.51mi	3/2.0 (+1)	1,378 (+2%)	8mo	$305,000	$221	62
627 W 35th St	0.35mi	3/1.0 (+1)	1,301 (-4%)	7mo	$189,000	$145	62
815 W 39th St	0.14mi	3/2.0 (+1)	1,508 (+11%)	11mo	$262,000	$174	61
622 W 36th St	0.32mi	3/1.0 (+1)	1,468 (+8%)	2mo	$165,000	$112	61
601 W 45th St	0.54mi	3/2.0 (+1)	1,323 (-3%)	7mo	$344,900	$261	60
602 W 37th St	0.36mi	3/2.5 (+1)	1,529 (+13%)	10mo	$424,000	$277	46
120 Brady St	0.68mi	3/2.0 (+1)	1,436 (+6%)	10mo	$525,000	$366	46
705 W 47th St	0.57mi	3/2.0 (+1)	1,231 (-9%)	10mo	$239,975	$195	45

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,600
• Equity at exit: $23,857

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $30,010
• Equity at exit: $13,834

Cash invested: $44,800 (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 31415

• Home prices YoY: -21.4%
• Active inventory: 76
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $382

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 75%

Sensitivity live

Price	-10% $492	-5% $437	+0% $382	+5% $326	+10% $271
Rent	-10% $233	-5% $307	+0% $382	+5% $456	+10% $530
Rate	-1.0pp $462	-0.5pp $422	base $382	+0.5pp $340	+1.0pp $298

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	14d	1	0.16mi
909 W 36th St Savannah, GA	2.0	1.0	1404	$1,450	$1.03	44d	1	0.17mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	14d	1	0.19mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	14d	1	0.20mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	24d	1	0.21mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	14d	1	0.21mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	44d	1	0.22mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	44d	1	0.22mi
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,650	$1.38	24d	1	0.23mi
630 W 38th St Savannah, GA	3.0	2.0	1600	$1,950	$1.22	14d	1	0.28mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	44d	1	0.31mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	24d	1	0.32mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	24d	1	0.33mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	44d	1	0.33mi
601 W 37th St Unit B Savannah, GA	2.0	2.0	1300	$2,000	$1.54	44d	1	0.37mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	24d	1	0.41mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	14d	1	0.41mi
513 W 35th St Savannah, GA	2.0	1.0	930	$1,450	$1.56	14d	1	0.43mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	14d	1	0.43mi
508 Kline St Savannah, GA	2.0	2.0	900	$2,000	$2.22	14d	1	0.48mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	14d	1	0.48mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	44d	1	0.51mi
417 W 32nd St Unit B Savannah, GA	3.0	3.0	972	$2,600	$2.67	44d	1	0.57mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	44d	1	0.57mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.59mi
306 W 42nd St Unit B Savannah, GA	1.0	1.0	1572	$950	$0.60	24d	1	0.61mi
306 W 42nd St Unit A Savannah, GA	1.0	1.0	1572	$950	$0.60	44d	1	0.61mi
213 W 39th St Unit B Savannah, GA	3.0	2.0	1000	$2,250	$2.25	24d	1	0.62mi
201 W 37th St Savannah, GA	3.0	2.0	1000	$2,595	$2.60	44d	1	0.63mi
211 W 40th St Unit B Savannah, GA	3.0	1.0	1400	$3,200	$2.29	24d	1	0.64mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	14d	1	0.64mi
2604 Jefferson St Savannah, GA	2.0	1.0	910	$1,900	$2.09	44d	1	0.64mi
216 W 43rd St Savannah, GA	3.0	3.0	1722	$2,900	$1.68	24d	1	0.65mi
217 W 32nd St Unit A Savannah, GA	3.0	1.0	1200	$1,600	$1.33	14d	1	0.66mi
217 W 32nd St Unit B Savannah, GA	3.0	1.0	1222	$1,550	$1.27	14d	1	0.66mi
1409 Jefferson St Savannah, GA	3.0	2.5	1347	$2,699	$2.00	44d	1	0.70mi
2305 Whitaker St Unit A Savannah, GA	3.0	3.0	1600	$3,300	$2.06	14d	1	0.70mi
2235 Whitaker St Savannah, GA	3.0	2.0	1600	$2,950	$1.84	14d	1	0.71mi
102 W 36th St Savannah, GA	3.0	2.0	1500	$4,500	$3.00	24d	1	0.71mi
217 W Anderson St Savannah, GA	2.0	2.0	1100	$2,800	$2.55	44d	1	0.72mi

Listing history 3 events

1. 2026-03-27
   price $175,000 947-char remark

   Show marketing remark (947 chars)

   Discover the enduring charm of this 3-bedroom, 2-bath 1950s cottage-style home in Savannah. Filled with decades of memories, this home offers a warm, lived-in feel with a spacious living area that opens into a formal dining room—an ideal layout for reimagining the space while maintaining its original character. The kitchen provides generous cabinet storage and connects to a separate laundry area just off the back, offering a functional footprint with room for thoughtful updates. A cozy front sitting porch invites quiet mornings, while the fenced backyard provides privacy and outdoor space to shape to your vision. Located just minutes from Savannah’s Historic District, this property presents a rare opportunity to build on a solid foundation and create something truly special. Whether preserving its classic appeal or enhancing it with modern improvements, this home is ready for its next chapter in a prime Savannah location.

2. 2026-02-03
   price $180,000 947-char remark

   Show marketing remark (947 chars)

   Discover the enduring charm of this 3-bedroom, 2-bath 1950s cottage-style home in Savannah. Filled with decades of memories, this home offers a warm, lived-in feel with a spacious living area that opens into a formal dining room—an ideal layout for reimagining the space while maintaining its original character. The kitchen provides generous cabinet storage and connects to a separate laundry area just off the back, offering a functional footprint with room for thoughtful updates. A cozy front sitting porch invites quiet mornings, while the fenced backyard provides privacy and outdoor space to shape to your vision. Located just minutes from Savannah’s Historic District, this property presents a rare opportunity to build on a solid foundation and create something truly special. Whether preserving its classic appeal or enhancing it with modern improvements, this home is ready for its next chapter in a prime Savannah location.

3. 2025-12-30
   listed $200,000 Active 947-char remark

   Show marketing remark (947 chars)

   Discover the enduring charm of this 3-bedroom, 2-bath 1950s cottage-style home in Savannah. Filled with decades of memories, this home offers a warm, lived-in feel with a spacious living area that opens into a formal dining room—an ideal layout for reimagining the space while maintaining its original character. The kitchen provides generous cabinet storage and connects to a separate laundry area just off the back, offering a functional footprint with room for thoughtful updates. A cozy front sitting porch invites quiet mornings, while the fenced backyard provides privacy and outdoor space to shape to your vision. Located just minutes from Savannah’s Historic District, this property presents a rare opportunity to build on a solid foundation and create something truly special. Whether preserving its classic appeal or enhancing it with modern improvements, this home is ready for its next chapter in a prime Savannah location.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $22,591
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$4,655
• Taxable income: $2,159
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $4,060/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): 11,082
• Household income: $37,109
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 613.0

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: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 5% Hispanic / Latino 5% Two or more races 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -55.36%
• Current HPI: 203.0696
• 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

-12.5% since first listed

3 events — show timeline

• 2026-03-27 Price Changed $175,000 Hive MLS
• 2026-02-03 Price Changed $180,000 Hive MLS
• 2025-12-30 Listed $200,000 Hive MLS