2141 Alaska St · Savannah, GA 31404

$285,000

3 bd · 2.5 ba · 2,215 sqft · SingleFamily public records · 115 Days on market

Built 1985 5,489 sqft lot $129/sqft · 22% below area Est $366k · 22% 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 +14.8/30.0
• DSCR +4.5/10.0
• Livability +4.3/5.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low maintenance exterior with this handsome brick home in Avondale. Open floor plan and hardwood floors in dining and second living/bonus room. Great drive through garage with 2 roll up doors. Off ground foundation on a corner lot. This home could be a showplace. Sold "as is".

Key facts

• Open floor plan
• Brick home
• Drive through garage

Tags

• LOW MAINTENANCE EXTERIOR
• BRICK HOME
• OPEN FLOOR PLAN
• HARDWOOD FLOORS
• DRIVE THROUGH GARAGE
• OFF GROUND FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $76 ($915/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 $242k (14.9% below list).
• Recommended offer: $242k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 rising (+3.6%/yr); 226 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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).
• At $2,424/mo this rent would consume 55% of the median local household income ($53k/yr) (locally 1649% 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 $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

• It's been on market 115 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

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 $242,419 (14.9% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (median comp): $366,444
• List price: $285,000
• Delta: -22.23%
• 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
1895 Downing Ave	0.69mi	3/2.5	2,200 (-1%)	9mo	$607,000	$276	59
518 Gordonston Ave	0.26mi	4/3.0 (+1)	2,458 (+11%)	5mo	$500,000	$203	59
512 Gordonston Ave	0.29mi	3/2.0	2,398 (+8%)	15mo	$550,000	$229	59
109 Daisy Ct	0.67mi	4/2.5 (+1)	2,216 (0%)	7mo	$640,000	$289	58
2229 Tennessee Ave	0.38mi	4/3.0 (+1)	2,250 (+2%)	20mo	$285,000	$127	56
420 Lawton Ave	0.59mi	3/2.5	2,300 (+4%)	13mo	$546,000	$237	55
2011 E 38th St	0.73mi	4/3.5 (+1)	2,306 (+4%)	7mo	$540,000	$234	44
103 Daisy Ct	0.68mi	3/3.5	2,027 (-8%)	10mo	$575,000	$284	42
414 Atkinson Ave	0.51mi	4/3.5 (+1)	2,497 (+13%)	5mo	$628,000	$252	42
2113 E 37th St	0.64mi	3/2.0	2,045 (-8%)	22mo	$385,000	$188	37
1723 E Duffy St	0.63mi	4/2.0 (+1)	2,430 (+10%)	20mo	$487,500	$201	31
104 Daisy Ct	0.65mi	4/2.0 (+1)	1,932 (-13%)	17mo	$595,000	$308	27

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-39,846
• Equity at exit: $42,494

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-22,297
• Equity at exit: $24,642

Cash invested: $79,800 (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 31404

• Rents YoY: 3.6%
• Active inventory: 226
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,424 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$226 /mo · $2,706/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $76

Break-even live

Break-even rent $2,328

Max offer price $285,000

Occupancy floor 92%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Kentucky Ave Savannah, GA	4.0	3.0	2828	$3,500	$1.24	23d	1	0.31mi
404 Gordonston Ave Savannah, GA	3.0	2.0	2028	$2,800	$1.38	13d	1	0.39mi
1804 Georgia Ave Savannah, GA	3.0	2.0	1528	$2,950	$1.93	43d	1	0.42mi
1315 Bonaventure Rd Unit upstair Savannah, GA	2.0	1.0	1650	$1,500	$0.91	13d	1	0.58mi
430 Lawton Ave Savannah, GA	4.0	2.5	2000	$3,400	$1.70	43d	1	0.60mi
2201 E 37th St Savannah, GA	3.0	1.5	1424	$1,800	$1.26	23d	1	0.64mi
1612 Skidaway Rd Savannah, GA	2.0	1.0	1453	$1,800	$1.24	43d	1	0.73mi
2800 Capital St Savannah, GA	1.0–3.0	1.0	980	$1,650	$1.68	43d	1	0.73mi
1611 E Henry St Unit A Savannah, GA	3.0	2.0	2226	$1,850	$0.83	44d	1	0.79mi
2033 E 41st St Savannah, GA	4.0	2.0	1448	$2,800	$1.93	43d	1	0.87mi
2637 Evergreen Ave Savannah, GA	3.0	2.0	1642	$2,000	$1.22	43d	1	1.09mi
2112 Clars Ave Unit A Savannah, GA	2.0	1.0	1500	$1,700	$1.13	43d	1	1.22mi
1436 E 42nd St Savannah, GA	3.0	2.0	1447	$2,290	$1.58	13d	1	1.28mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,869	$2.68	13d	50	1.28mi
1112 E Anderson St Savannah, GA	4.0	2.0	1488	$2,300	$1.55	43d	1	1.35mi
1202 E 37th St Unit A Savannah, GA	4.0	2.0	1480	$2,295	$1.55	13d	1	1.40mi
1014 E Anderson St Savannah, GA	2.0	1.0	1642	$2,200	$1.34	43d	1	1.44mi
1122 E 37th St Unit 1/2 Savannah, GA	2.0	1.0	2492	$1,710	$0.69	43d	1	1.45mi
1302 E Victory Dr Unit 2 Savannah, GA	3.0	1.5	1600	$1,995	$1.25	43d	1	1.47mi
1904 E 51st St Savannah, GA	4.0	2.5	1800	$2,300	$1.28	13d	1	1.47mi
27 Stirling St Savannah, GA	2.0	1.0	2000	$2,500	$1.25	43d	1	1.49mi
3601 Eastgate Dr Savannah, GA	3.0	2.0	1400	$2,500	$1.79	43d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $285,000 Active 115 DOM
2. 2026-06-17
   days on market $285,000 Active 114 DOM
3. 2026-06-16
   days on market $285,000 Active 113 DOM
4. 2026-06-15
   days on market $285,000 Active 112 DOM
5. 2026-06-14
   days on market $285,000 Active 110 DOM
6. 2026-06-13
   days on market $285,000 Active 109 DOM
7. 2026-06-10
   days on market $285,000 Active 107 DOM
8. 2026-06-09
   days on market $285,000 Active 106 DOM
9. 2026-06-08
   days on market $285,000 Active 105 DOM
10. 2026-06-07
    days on market $285,000 Active 104 DOM
11. 2026-06-05
    days on market $285,000 Active 101 DOM
12. 2026-06-03
    days on market $285,000 Active 100 DOM
13. 2026-06-02
    days on market $285,000 Active 99 DOM
14. 2026-06-01
    days on market $285,000 Active 98 DOM
15. 2026-05-31
    days on market $285,000 Active 97 DOM
16. 2026-05-30
    days on market $285,000 Active 96 DOM
17. 2026-02-23
    listed $285,000 Active 287-char remark

    Show marketing remark (287 chars)

    Low maintenance exterior with this handsome brick home in Avondale. Open floor plan and hardwood floors in dining and second living/bonus room. Great drive through garage with 2 roll up doors. Off ground foundation on a corner lot. This home could be a showplace. Sold "as is".

18. 2023-05-23
    soldstatus $250,000
19. 2023-05-22
    soldstatus $250,000
20. 2023-01-07
    listed $249,000
21. 2023-01-07
    listed $249,000
22. 2014-03-07
    historical
23. 2013-07-25
    listed $165,000

ⓘ 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: $2,706 · $226/mo
• Projected year-2 tax: $2,706 · $226/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 10/10 Extreme 7 d/yr ≥107°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: $29,090
• − Mortgage interest: −$15,964
• − Property taxes: −$2,706
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − Depreciation: −$8,291
• Taxable loss: −$3,951
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $1,863/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): 30,062
• Household income: $53,303
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1649.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 33% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -187.86%
• Current HPI: 310.0764
• Rent YoY: ▲ 3.62%
• 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

+72.7% since first listed

7 events — show timeline

• 2026-02-23 Listed $285,000 Hive MLS
• 2023-05-23 Sold (Public Records) $250,000 Public Records
• 2023-05-22 Sold (MLS) $250,000 Hive MLS
• 2023-01-07 Listed $249,000 Hive MLS
• 2023-01-07 Listed $249,000 Hive MLS
• 2014-03-07 Listing Removed — Hive MLS
• 2013-07-25 Listed $165,000 Hive MLS

Property tax history

+12.1%/yr

Latest (2025): $2,706 · -9.8% YoY. Source: county tax records.