805 Carter St · Savannah, GA 31415

$150,000

2 bd · 1.0 ba · 620 sqft · SingleFamily public records · 4 Days on market

Built 1948 5,009 sqft lot Est $108k · 39% over

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Why this score? — see what drove the C 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bathroom home is a fantastic opportunity for both investors and homeowners alike. LVP flooring throughout, with a spacious yard and convenient location, just minutes from downtown and SCAD. The property has had a strong previous rental history.

Key facts

• Near shopping
• Near major roadways
• 5,009 sq ft lot

Tags

• GROWING SAVANNAH MARKET
• NEAR MAJOR ROADWAYS
• NEAR SHOPPING
• NEAR EMPLOYMENT CENTERS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; One story
• Construction: Concrete construction
• Exterior features: Front porch; Property has a view; Lot zoned R6

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.7% 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: 78 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $1,815/mo this rent would consume 59% 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 $4k 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 + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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 1948 — 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 $150,000

Questions for the listing agent

1. Built in 1948 — 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. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $107,880
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Carter St	0.05mi	2/1.0	620 (0%)	14mo	$108,000	$174	86
805 Carter St	0.00mi	2/1.0	620 (0%)	19mo	$135,000	$218	84
803 Googe St	0.15mi	2/1.0	620 (0%)	14mo	$155,000	$250	82
14 Dutton St	0.21mi	2/1.0	672 (+8%)	1mo	$75,000	$112	76
716 Fruit St	0.18mi	2/1.0	672 (+8%)	4mo	$60,000	$89	74
812 Carver St	0.26mi	2/1.0	672 (+8%)	23mo	$95,000	$141	55
1015 Porter St	0.37mi	2/1.0	676 (+9%)	18mo	$125,000	$185	53
1007 1/2 Hearn St	0.40mi	2/1.0	672 (+8%)	20mo	$95,000	$141	50
1528 Comer St	0.74mi	2/1.0	672 (+8%)	12mo	$200,000	$298	41

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $10,758
• Equity at exit: $22,365

10-year hold

• IRR: 15.9%
• Equity multiple: 2.29×
• Total profit: $54,332
• Equity at exit: $12,969

Cash invested: $42,000 (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: 78
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$787
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $552

Break-even live

Break-even rent $1,117

Max offer price $150,000

Occupancy floor 65%

Sensitivity live

Price	-10% $637	-5% $594	+0% $552	+5% $509	+10% $467
Rent	-10% $408	-5% $480	+0% $552	+5% $623	+10% $695
Rate	-1.0pp $627	-0.5pp $590	base $552	+0.5pp $513	+1.0pp $473

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 Comer St Savannah, GA	2.0	1.0	690	$1,200	$1.74	45d	1	0.64mi
40 Eagle St Savannah, GA	1.0–2.0	1.0	841	$1,331	$1.58	25d	6	0.79mi
1415 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	45d	1	0.84mi
1419 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	45d	1	0.84mi
1421 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	45d	1	0.84mi
1423 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	45d	1	0.84mi
540 Selma St Savannah, GA	2.0–5.0	2.0–5.0	790	$949	$1.20	25d	1	0.97mi
2100 Patch St Savannah, GA	2.0	1.0	672	$1,525	$2.27	45d	1	1.04mi
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	25d	1	1.08mi
615 Montgomery St Savannah, GA	1.0–2.0	1.0–2.0	902	$3,164	$3.51	15d	18	1.12mi
416 W Wayne St Savannah, GA	1.0	1.0	650	$1,500	$2.31	15d	1	1.14mi
1418 Montgomery St Savannah, GA	2.0	1.0–2.0	576	$1,900	$3.30	15d	13	1.20mi
217 W Taylor St Savannah, GA	2.0	1.0	675	$2,900	$4.30	25d	1	1.24mi
916 Howard St Unit 1386554P Savannah, GA	1.0	1.0	495	$3,534	$7.14	45d	1	1.29mi
205 W Jones Ln Savannah, GA	1.0	1.0	500	$1,900	$3.80	45d	1	1.30mi
106 W Gwinnett St Savannah, GA	1.0	1.0	380	$1,550	$4.08	15d	1	1.30mi
805 Whitaker St #2 Savannah, GA	1.0	1.0	723	$2,500	$3.46	25d	1	1.30mi
601 Indian St Savannah, GA	2.0	1.0–2.0	816	$3,521	$4.31	15d	19	1.37mi
630 Indian St Savannah, GA	2.0	1.0–2.0	824	$3,125	$3.79	15d	17	1.41mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	22d	1	1.45mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	22d	1	1.45mi
804 Drayton St Unit 1 Savannah, GA	1.0	1.0	647	$2,800	$4.33	46d	1	1.46mi
804 Drayton St Unit 3 Savannah, GA	1.0	1.0	647	$2,600	$4.02	46d	1	1.46mi
105 E Gwinnett St Unit 2 Savannah, GA	1.0	1.0	647	$2,500	$3.86	45d	1	1.47mi
8 E 33rd St Unit B Savannah, GA	1.0	1.0	558	$1,500	$2.69	15d	1	1.48mi
17 E 31st St Savannah, GA	1.0–2.0	1.0–2.0	848	$2,940	$3.46	15d	12	1.49mi
110 E Duffy St Savannah, GA	1.0	1.0	500	$1,650	$3.30	45d	1	1.49mi

Listing history 3 events

1. 2026-06-21
   days on market $150,000 Active 4 DOM
2. 2026-06-17
   remarks 385-char remark
3. 2026-06-17
   listed $150,000 Active 1 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: $397 · $33/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$983/yr (+$82/mo · 247.3%)

ⓘ 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 9/10 Extreme 7 d/yr ≥109°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: $21,780
• − Mortgage interest: −$8,402
• − Property taxes: −$397
• − Insurance: −$750
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$4,364
• Taxable income: $4,382
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $5,568/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

+376.2% since first listed

12 events — show timeline

• 2026-06-14 Listed $150,000 Hive MLS
• 2024-11-26 Sold (Public Records) $135,000 Public Records
• 2024-11-21 Sold (MLS) $135,000 Hive MLS
• 2024-10-11 Sold (Public Records) $100,000 Public Records
• 2024-10-10 Listed $137,500 Hive MLS
• 2024-10-10 Listed $137,500 Hive MLS
• 2024-09-11 Listing Removed — Hive MLS
• 2024-07-21 Listed $140,000 Hive MLS
• 2022-03-08 Sold (Public Records) $98,000 Public Records
• 2022-02-03 Sold (MLS) $98,000 Hive MLS
• 2021-12-13 Listed $105,000 Hive MLS
• 1998-01-08 Sold (Public Records) $31,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $397 · -73.7% YoY. Source: county tax records.