501 Beauregard St · Savannah, GA 31405

$299,500

3 bd · 2.0 ba · 2,317 sqft · SingleFamily public records · 8 Days on market

Built 1976 Est $570k · 47% 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 +12.7/30.0
• Livability +4.3/5.0
• DSCR +3.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Project house and estate sale. Will need full gutting. Largest lot on the street and could be split into two lots. More pictures to come.

Key facts

• Built 1976
• Listed 8 days

Tags

• LARGEST LOT ON THE STREET
• COULD BE SPLIT INTO TWO LOTS

Property features AI

Exterior

• Home design: Built in 1976
• Construction: Living area approximately 2317
• Exterior features: Located in the Oakdale subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-35 ($-419/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (23.3% below list).
• Recommended offer: $230k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Rents soft (-0.7%/yr); 268 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 42% of the median local income ($66k/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 $9k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $300k implies a 558% 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 $229,771 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $569,982
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Jackson Blvd	0.06mi	4/2.0 (+1)	2,206 (-5%)	13mo	$557,600	$253	73
601 Jackson Blvd	0.14mi	3/2.0	2,087 (-10%)	6mo	$489,900	$235	72
1207 Bacon Park Dr	0.59mi	3/2.0	2,351 (+2%)	4mo	$700,000	$298	67
232 Groveland Cir	0.65mi	3/2.0	2,443 (+5%)	4mo	$545,000	$223	58
404 Mclaws St	0.42mi	3/2.5	2,128 (-8%)	13mo	$620,700	$292	54
516 Early St	0.35mi	3/2.0	1,989 (-14%)	8mo	$475,000	$239	53
1 Jackson Ct	0.37mi	4/2.5 (+1)	2,048 (-12%)	8mo	$450,000	$220	50
1202 Brightwood Dr	0.62mi	3/2.5	2,179 (-6%)	15mo	$535,000	$246	47
7304 Van Buren Ave	0.61mi	4/3.0 (+1)	2,454 (+6%)	14mo	$265,000	$108	41
306 Stuart St	0.29mi	4/3.5 (+1)	2,603 (+12%)	20mo	$800,000	$307	38
1216 Brightwood Dr	0.73mi	4/2.0 (+1)	2,216 (-4%)	21mo	$660,000	$298	36
7308 Van Buren Ave	0.65mi	3/3.0	1,994 (-14%)	9mo	$250,000	$125	34

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: -20.2%
• Equity multiple: 0.31×
• Total profit: $-57,592
• Equity at exit: $44,656

10-year hold

• IRR: -20.6%
• Equity multiple: 0.05×
• Total profit: $-79,446
• Equity at exit: $25,895

Cash invested: $83,860 (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 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 268
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,571
• Tax from tax record: −$155 /mo · $1,857/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-35

Break-even live

Break-even rent $2,342

Max offer price $293,326

Occupancy floor 97%

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 McLaws St Savannah, GA	4.0	2.0	1997	$2,595	$1.30	43d	1	0.40mi
6803 Waters Ave Ph 05 Savannah, GA	4.0	2.0	1680	$2,150	$1.28	43d	1	0.41mi
5525 Waters Dr Savannah, GA	4.0	2.0	2543	$2,295	$0.90	43d	1	0.58mi
130 Andover Dr Savannah, GA	3.0	2.0	1642	$2,300	$1.40	13d	1	0.74mi
5416 Waters Dr Savannah, GA	3.0	1.0	1723	$2,000	$1.16	23d	1	0.77mi
206 Brandywine Rd Savannah, GA	4.0	2.0	1691	$3,100	$1.83	43d	1	1.16mi
5 Berkley Pl Savannah, GA	2.0	2.0	1706	$2,175	$1.27	43d	1	1.23mi

Listing history 7 events

1. 2026-06-18
   days on market $299,500 Active 8 DOM
2. 2026-06-17
   days on market $299,500 Active 7 DOM
3. 2026-06-16
   days on market $299,500 Active 6 DOM
4. 2026-06-15
   days on market $299,500 Active 5 DOM
5. 2026-06-14
   days on market $299,500 Active 3 DOM
6. 2026-06-13
   remarks 137-char remark
7. 2026-06-13
   listed $299,500 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: $1,857 · $155/mo
• Projected year-2 tax: $2,755 · $230/mo
• Expected delta: +$899/yr (+$75/mo · 48.4%)

ⓘ 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 1/10 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: $27,573
• − Mortgage interest: −$16,777
• − Property taxes: −$1,857
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$8,713
• Taxable loss: −$5,683
• Est. tax savings @ 24.0%: +$1,364
• After-tax cash flow: $945/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): 40,764
• Household income: $65,710
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 1712.0

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: Black 47% White 38% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -147.33%
• Current HPI: 307.4442
• Rent YoY: ▼ -0.66%
• 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

+558.2% since first listed

2 events — show timeline

• 2026-06-11 Listed $299,500 FSBO.com
• 1976-12-01 Sold (Public Records) $45,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,857 · -0.6% YoY. Source: county tax records.