821 W 47th St · Savannah, GA 31405

$37,000

1 bd · 1.0 ba · 576 sqft · SingleFamily public records

Built 1950 2,831 sqft lot

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Lot value, buildable 30x 100 lot or 3000 sqft. At some point there was a building but only walls are left. Close to downtown.

Key facts

• 2,831 sq ft lot
• Built 1950

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $37k).
• Cap rate 46.4% 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); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 34% 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 $256 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $37,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.07% ✓
• Cap rate: 46.44%
• Cash-on-cash: 143.37%
• DSCR: 7.38
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $183,168
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 W 47th St	0.24mi	2/1.0 (+1)	660 (+15%)	22mo	$210,000	$318	42

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: —
• Equity multiple: 7.50×
• Total profit: $67,365
• Equity at exit: $5,517

10-year hold

• IRR: —
• Equity multiple: 14.42×
• Total profit: $139,027
• Equity at exit: $3,199

Cash invested: $10,360 (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: 276
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$194
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $1,238

Break-even live

Break-even rent $307

Max offer price $37,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,259	-5% $1,248	+0% $1,238	+5% $1,227	+10% $1,217
Rent	-10% $1,090	-5% $1,164	+0% $1,238	+5% $1,312	+10% $1,386
Rate	-1.0pp $1,256	-0.5pp $1,247	base $1,238	+0.5pp $1,228	+1.0pp $1,218

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	24d	1	0.14mi
2613 Montgomery St Unit B103 Savannah, GA	—	1.0	578	$1,821	$3.15	45d	1	0.47mi
2613 Montgomery St Unit A202 Savannah, GA	1.0	1.0	521	$1,954	$3.75	45d	1	0.47mi
2613 Montgomery St Unit A205 Savannah, GA	1.0	1.0	561	$2,300	$4.10	45d	1	0.47mi
2613 Montgomery St Unit A203 Savannah, GA	1.0	1.0	587	$2,201	$3.75	45d	1	0.47mi
2613 Montgomery St Unit B204 Savannah, GA	1.0	1.0	578	$2,168	$3.75	45d	1	0.47mi
2613 Montgomery St Unit A206 Savannah, GA	1.0	1.0	561	$2,104	$3.75	45d	1	0.47mi
2613 Montgomery St Unit A201 Savannah, GA	1.0	1.0	512	$2,022	$3.95	45d	1	0.47mi
2613 Montgomery St Unit B206 Savannah, GA	—	1.0	549	$1,729	$3.15	45d	1	0.47mi
2613 Montgomery St Savannah, GA	1.0	1.0	549	$2,348	$4.27	24d	15	0.47mi
2613 Montgomery St Unit A211 Savannah, GA	1.0	1.0	718	$3,411	$4.75	45d	1	0.47mi
2613 Montgomery St Unit A212 Savannah, GA	1.0	1.0	719	$2,948	$4.10	45d	1	0.47mi
2613 Montgomery St Unit A207 Savannah, GA	1.0	1.0	719	$2,876	$4.00	45d	1	0.47mi
2613 Montgomery St Unit A208 Savannah, GA	1.0	1.0	718	$2,836	$3.95	45d	1	0.47mi
2613 Montgomery St Unit A204 Savannah, GA	1.0	1.0	587	$2,671	$4.55	45d	1	0.47mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,200	$1.36	24d	1	0.49mi
3708 Montgomery St Savannah, GA	2.0	1.0	725	$1,400	$1.93	15d	1	0.53mi
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	24d	1	0.56mi
111 W 48th St Unit A Savannah, GA	1.0	1.0	750	$1,500	$2.00	15d	1	0.57mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	22d	1	0.60mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	22d	1	0.60mi
15 W 52nd St Savannah, GA	1.0	1.0	400	$1,595	$3.99	45d	1	0.63mi
15 W 52nd St Unit A Savannah, GA	1.0	1.0	400	$1,400	$3.50	15d	1	0.63mi
7 Pearl St Savannah, GA	1.0	1.0	450	$1,245	$2.77	45d	1	0.64mi
7 Pearl St Unit 5 Savannah, GA	1.0	1.0	550	$1,500	$2.73	24d	1	0.64mi
2305 Whitaker St Unit C Savannah, GA	1.0	1.0	508	$1,600	$3.15	45d	1	0.73mi
2213 Bull St Savannah, GA	2.0	1.0–2.5	975	$2,805	$2.88	15d	108	0.83mi
2426 Lincoln St Savannah, GA	1.0	1.0	525	$1,950	$3.71	45d	1	0.95mi
1418 Montgomery St Savannah, GA	2.0	1.0–2.0	576	$1,682	$2.92	15d	13	0.99mi
4909 Meding St Savannah, GA	2.0	1.0	720	$1,350	$1.88	45d	1	1.00mi
410 E Victory Dr Savannah, GA	1.0	1.0	588	$2,200	$3.74	24d	1	1.01mi
222 E 37th St Savannah, GA	1.0–2.0	1.0	555	$818	$1.47	45d	1	1.04mi
8 E 33rd St Unit B Savannah, GA	1.0	1.0	558	$1,500	$2.69	15d	1	1.08mi
412 Seiler Ave Unit A Savannah, GA	1.0	1.0	651	$1,400	$2.15	45d	1	1.13mi
17 E 31st St Savannah, GA	1.0–2.0	1.0–2.0	848	$1,911	$2.25	15d	12	1.15mi
122 E 62nd St Savannah, GA	1.0–2.0	1.0–2.5	832	$1,730	$2.08	15d	24	1.21mi
533 E 38th St Savannah, GA	1.0	1.5	745	$1,500	$2.01	45d	1	1.21mi
124 E Henry St Unit D Savannah, GA	1.0	1.0	750	$1,450	$1.93	15d	1	1.31mi
916 Howard St Unit 1386554P Savannah, GA	1.0	1.0	495	$3,534	$7.14	45d	1	1.33mi
110 E Duffy St Savannah, GA	1.0	1.0	500	$1,650	$3.30	45d	1	1.34mi

Listing history 12 events

1. 2024-12-26
   listed $37,000
2. 2024-12-26
   historical
3. 2024-12-26
   listed $37,000
4. 2024-12-26
   historical
5. 2024-10-19
   historical
6. 2024-10-19
   historical
7. 2023-12-28
   historical
8. 2023-10-20
   listed $37,000
9. 2023-10-20
   listed $37,000
10. 2023-05-28
    listed $37,000
11. 2012-04-07
    historical
12. 2011-06-13
    listed $8,990

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $401 · $33/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $22,490
• − Mortgage interest: −$2,073
• − Property taxes: −$401
• − Insurance: −$185
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$1,076
• Taxable income: $15,157
• Est. tax owed @ 24.0%: −$3,638
• After-tax cash flow: $11,215/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

+311.6% since first listed

12 events — show timeline

• 2024-12-26 Listing Removed — Hive MLS
• 2024-12-26 Listed $37,000 Hive MLS
• 2024-12-26 Listing Removed — Hive MLS
• 2024-12-26 Listed $37,000 Hive MLS
• 2024-10-19 Listing Removed — Hive MLS
• 2024-10-19 Listing Removed — Hive MLS
• 2023-12-28 Listing Removed — Hive MLS
• 2023-10-20 Listed $37,000 Hive MLS
• 2023-10-20 Listed $37,000 Hive MLS
• 2023-05-28 Listed $37,000 Hive MLS
• 2012-04-07 Listing Removed — Hive MLS
• 2011-06-13 Listed $8,990 Hive MLS

Property tax history

+9.5%/yr

Latest (2025): $401 · +42.6% YoY. Source: county tax records.