3 Cromer St · Savannah, GA 31407

$274,900

3 bd · 2.0 ba · 1,241 sqft · SingleFamily public records · 71 Days on market

Built 2010 7,841 sqft lot $222/sqft · 11% below area Est $308k · 11% under $62/mo HOA · 3% of rent

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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 +12.4/15.0
• Cash flow +8.4/30.0
• Livability +4.3/5.0
• Appreciation +4.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.3/10.0
• Schools +2.0/10.0
• Rent growth +1.6/5.0

Listing remarks MLS

Back on Market AT NO FAULT of SELLER!! Located in the Savannah Highlands subdivision, 3 Cromer Street offers a comfortable three-bedroom layout with over 1,200 square feet of living space in a well-connected Savannah community. The home features an inviting flow between the living, dining, and kitchen areas, creating a welcoming setting for everyday routines and casual gatherings. The bedrooms provide flexibility for rest, work, or guests, while the overall design supports easy living. Savannah Highlands is known for its convenient access to Pooler, shopping, dining, Gulfstream, and major routes including I-95 and I-16, making this an ideal location for those seeking both neighborhood appeal and everyday accessibility.

Key facts

• Convenient access
• 7,841 sq ft lot
• 2 garage spots

Tags

• SAVANNAH HIGHLANDS SUBDIVISION
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (27.3% below list).
• Recommended offer: $200k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 falling (-3.5%/yr); 382 active listings in the ZIP; 13 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; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $2k 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 71 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $142k; list at $275k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,899 (27.3% 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. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 11.5

CMA / ARV

• ARV (median comp): $308,477
• List price: $274,900
• Delta: -10.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Cromer St	0.03mi	3/2.0	1,400 (+13%)	11mo	$299,000	$214	68
163 Willow Point Cir	0.67mi	3/2.0	1,372 (+11%)	2mo	$280,000	$204	49
97 Crystal Lake Dr	0.62mi	3/2.0	1,425 (+15%)	1mo	$339,000	$238	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.89% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.31×
• Total profit: $-52,955
• Equity at exit: $54,826

10-year hold

• IRR: -15.0%
• Equity multiple: -0.00×
• Total profit: $-77,166
• Equity at exit: $48,230

Cash invested: $76,972 (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 31407

• Home prices YoY: -0.7%
• Rents YoY: -3.5%
• Active inventory: 382
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$205 /mo · $2,461/yr
• Insurance: −$115
• HOA: −$62
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-244

Break-even live

Break-even rent $2,308

Max offer price $231,793

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-166	+0% $-244	+5% $-322	+10% $-400
Rent	-10% $-402	-5% $-323	+0% $-244	+5% $-165	+10% $-86
Rate	-1.0pp $-106	-0.5pp $-174	base $-244	+0.5pp $-315	+1.0pp $-388

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Cromer St Savannah, GA	3.0	2.5	1468	$1,950	$1.33	15d	1	0.11mi
122 Cromer St Savannah, GA	3.0	2.5	1464	$1,950	$1.33	15d	1	0.12mi
118 Orkney Rd Savannah, GA	3.0	2.5	1415	$2,000	$1.41	45d	1	0.14mi
154 Brickhill Cir Savannah, GA	3.0	2.0	1489	$2,050	$1.38	24d	1	0.39mi
70 Winter Lake Cir Savannah, GA	2.0	2.5	1309	$1,695	$1.29	45d	1	0.82mi
11 Summer Lake Way Unit 1244793P Savannah, GA	3.0	2.0	1399	$2,559	$1.83	45d	1	0.85mi
65 Fairgreen St Savannah, GA	2.0	2.5	1024	$1,600	$1.56	15d	1	1.06mi
125 Fairgreen St Savannah, GA	2.0	2.5	1024	$1,595	$1.56	24d	1	1.11mi
56 Ashleigh Ln Savannah, GA	3.0	2.5	1346	$1,800	$1.34	45d	1	1.20mi
101 Spring Lakes Dr Savannah, GA	1.0–3.0	1.0–2.0	1077	$2,321	$2.16	15d	17	1.27mi
1245 Georgia 30 Port Wentworth, GA	2.0	2.0	1170	$1,532	$1.31	22d	15	1.33mi
102 Jetty CIR Pooler, GA	3.0–4.0	2.0–2.5	1660	$2,610	$1.57	15d	77	1.35mi
105 Creekside Blvd Guyton, GA	3.0–4.0	2.0–2.5	1698	$2,199	$1.29	15d	15	1.35mi

HOA detail

• Monthly dues: $62 · $744/yr
• Likely covers: pool

Listing history 13 events

1. 2026-05-08
   status Pending 729-char remark

   Show marketing remark (729 chars)

   Back on Market AT NO FAULT of SELLER!! Located in the Savannah Highlands subdivision, 3 Cromer Street offers a comfortable three-bedroom layout with over 1,200 square feet of living space in a well-connected Savannah community. The home features an inviting flow between the living, dining, and kitchen areas, creating a welcoming setting for everyday routines and casual gatherings. The bedrooms provide flexibility for rest, work, or guests, while the overall design supports easy living. Savannah Highlands is known for its convenient access to Pooler, shopping, dining, Gulfstream, and major routes including I-95 and I-16, making this an ideal location for those seeking both neighborhood appeal and everyday accessibility.

2. 2026-04-23
   status Active 729-char remark

   Show marketing remark (729 chars)

   Back on Market AT NO FAULT of SELLER!! Located in the Savannah Highlands subdivision, 3 Cromer Street offers a comfortable three-bedroom layout with over 1,200 square feet of living space in a well-connected Savannah community. The home features an inviting flow between the living, dining, and kitchen areas, creating a welcoming setting for everyday routines and casual gatherings. The bedrooms provide flexibility for rest, work, or guests, while the overall design supports easy living. Savannah Highlands is known for its convenient access to Pooler, shopping, dining, Gulfstream, and major routes including I-95 and I-16, making this an ideal location for those seeking both neighborhood appeal and everyday accessibility.

3. 2026-03-26
   status Pending 729-char remark

   Show marketing remark (729 chars)

   Back on Market AT NO FAULT of SELLER!! Located in the Savannah Highlands subdivision, 3 Cromer Street offers a comfortable three-bedroom layout with over 1,200 square feet of living space in a well-connected Savannah community. The home features an inviting flow between the living, dining, and kitchen areas, creating a welcoming setting for everyday routines and casual gatherings. The bedrooms provide flexibility for rest, work, or guests, while the overall design supports easy living. Savannah Highlands is known for its convenient access to Pooler, shopping, dining, Gulfstream, and major routes including I-95 and I-16, making this an ideal location for those seeking both neighborhood appeal and everyday accessibility.

4. 2026-03-26
   historical 729-char remark

   Show marketing remark (729 chars)

   Back on Market AT NO FAULT of SELLER!! Located in the Savannah Highlands subdivision, 3 Cromer Street offers a comfortable three-bedroom layout with over 1,200 square feet of living space in a well-connected Savannah community. The home features an inviting flow between the living, dining, and kitchen areas, creating a welcoming setting for everyday routines and casual gatherings. The bedrooms provide flexibility for rest, work, or guests, while the overall design supports easy living. Savannah Highlands is known for its convenient access to Pooler, shopping, dining, Gulfstream, and major routes including I-95 and I-16, making this an ideal location for those seeking both neighborhood appeal and everyday accessibility.

5. 2026-03-15
   status Pending 729-char remark

   Show marketing remark (729 chars)

   Back on Market AT NO FAULT of SELLER!! Located in the Savannah Highlands subdivision, 3 Cromer Street offers a comfortable three-bedroom layout with over 1,200 square feet of living space in a well-connected Savannah community. The home features an inviting flow between the living, dining, and kitchen areas, creating a welcoming setting for everyday routines and casual gatherings. The bedrooms provide flexibility for rest, work, or guests, while the overall design supports easy living. Savannah Highlands is known for its convenient access to Pooler, shopping, dining, Gulfstream, and major routes including I-95 and I-16, making this an ideal location for those seeking both neighborhood appeal and everyday accessibility.

6. 2026-03-11
   soldstatus Closed 729-char remark

   Show marketing remark (729 chars)

   Back on Market AT NO FAULT of SELLER!! Located in the Savannah Highlands subdivision, 3 Cromer Street offers a comfortable three-bedroom layout with over 1,200 square feet of living space in a well-connected Savannah community. The home features an inviting flow between the living, dining, and kitchen areas, creating a welcoming setting for everyday routines and casual gatherings. The bedrooms provide flexibility for rest, work, or guests, while the overall design supports easy living. Savannah Highlands is known for its convenient access to Pooler, shopping, dining, Gulfstream, and major routes including I-95 and I-16, making this an ideal location for those seeking both neighborhood appeal and everyday accessibility.

7. 2026-02-17
   status Pending 729-char remark

   Show marketing remark (729 chars)

   Back on Market AT NO FAULT of SELLER!! Located in the Savannah Highlands subdivision, 3 Cromer Street offers a comfortable three-bedroom layout with over 1,200 square feet of living space in a well-connected Savannah community. The home features an inviting flow between the living, dining, and kitchen areas, creating a welcoming setting for everyday routines and casual gatherings. The bedrooms provide flexibility for rest, work, or guests, while the overall design supports easy living. Savannah Highlands is known for its convenient access to Pooler, shopping, dining, Gulfstream, and major routes including I-95 and I-16, making this an ideal location for those seeking both neighborhood appeal and everyday accessibility.

8. 2026-02-05
   price $274,900 729-char remark

   Show marketing remark (729 chars)

   Back on Market AT NO FAULT of SELLER!! Located in the Savannah Highlands subdivision, 3 Cromer Street offers a comfortable three-bedroom layout with over 1,200 square feet of living space in a well-connected Savannah community. The home features an inviting flow between the living, dining, and kitchen areas, creating a welcoming setting for everyday routines and casual gatherings. The bedrooms provide flexibility for rest, work, or guests, while the overall design supports easy living. Savannah Highlands is known for its convenient access to Pooler, shopping, dining, Gulfstream, and major routes including I-95 and I-16, making this an ideal location for those seeking both neighborhood appeal and everyday accessibility.

9. 2025-12-22
   listed $284,900 Active 729-char remark

   Show marketing remark (729 chars)

   Back on Market AT NO FAULT of SELLER!! Located in the Savannah Highlands subdivision, 3 Cromer Street offers a comfortable three-bedroom layout with over 1,200 square feet of living space in a well-connected Savannah community. The home features an inviting flow between the living, dining, and kitchen areas, creating a welcoming setting for everyday routines and casual gatherings. The bedrooms provide flexibility for rest, work, or guests, while the overall design supports easy living. Savannah Highlands is known for its convenient access to Pooler, shopping, dining, Gulfstream, and major routes including I-95 and I-16, making this an ideal location for those seeking both neighborhood appeal and everyday accessibility.

10. 2022-04-22
    price $1,795
11. 2017-06-28
    soldstatus $142,000 716-char remark

    Show marketing remark (716 chars)

    Welcome home to Savannah Highlands. Spacious foyer entrance, open floor plan to view all entertaining areas of your home. Featuring laminate wood flooring in all of this seamless space. Freshly painted interiors, New carpet in all bedrooms. Kitchen features breakfast bar and all appliances remain. Master bedroom has a walk in closet and private bathroom. Guest bedrooms separated by guest bathroom. At the end of your hallway the laundry/mud room connects you to the 2 car garage. Fully fenced in back yard. Amenity packed community with access to clubhouse, fitness center, tennis courts, swimming pool with water slide and kids splash ground. Minutes to the hustle and bustle and shopping off of Pooler Parkway.

12. 2017-04-14
    listed $149,900 716-char remark

    Show marketing remark (716 chars)

    Welcome home to Savannah Highlands. Spacious foyer entrance, open floor plan to view all entertaining areas of your home. Featuring laminate wood flooring in all of this seamless space. Freshly painted interiors, New carpet in all bedrooms. Kitchen features breakfast bar and all appliances remain. Master bedroom has a walk in closet and private bathroom. Guest bedrooms separated by guest bathroom. At the end of your hallway the laundry/mud room connects you to the 2 car garage. Fully fenced in back yard. Amenity packed community with access to clubhouse, fitness center, tennis courts, swimming pool with water slide and kids splash ground. Minutes to the hustle and bustle and shopping off of Pooler Parkway.

13. 2011-05-13
    soldstatus $122,000

ⓘ 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: $2,461 · $205/mo
• Projected year-2 tax: $2,529 · $211/mo
• Expected delta: +$68/yr (+$6/mo · 2.8%)

ⓘ 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 5/10 Major
• 🌡 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: $23,988
• − Mortgage interest: −$15,399
• − Property taxes: −$2,461
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$744
• − Depreciation: −$7,997
• Taxable loss: −$7,825
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $-1,050/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): 24,893
• Household income: $81,124
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1341.0

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 0.65)
• Race & ethnicity: Black 43% White 38% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Serbian 1% Romanian 1% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 1% 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: ▼ -1.89%
• Current HPI: 270.3529
• Rent YoY: ▼ -3.47%
• 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

+125.3% since first listed

13 events — show timeline

• 2026-05-08 Pending — Hive MLS
• 2026-04-23 Relisted — Hive MLS
• 2026-03-26 Pending — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-15 Pending — Hive MLS
• 2026-03-11 Sold (MLS) — Hive MLS
• 2026-02-17 Pending — Hive MLS
• 2026-02-05 Price Changed $274,900 Hive MLS
• 2025-12-22 Listed $284,900 Hive MLS
• 2022-04-22 Price Changed $1,795 RENT.
• 2017-06-28 Sold (MLS) $142,000 Hive MLS
• 2017-04-14 Listed $149,900 Hive MLS
• 2011-05-13 Sold (Public Records) $122,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,461 · -9.2% YoY. Source: county tax records.