1113-1115 E 55th St · Savannah, GA 31404

$290,000

4 bd · 2.0 ba · 1,347 sqft · Other public records · 118 Days on market

Built 1943 0.25 ac lot $215/sqft · 25% below area Est $464k · 38% 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 +14.1/30.0
• DSCR +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks Value-add duplex with enormous potential centrally-located just off of Waters Avenue and Victory Drive. Improvements included updated HVAC, new wiring, new ceiling insulation, recessed lighting, and more. One unit is currently rented on a month-to-month, allowing for additional income or the flexibility to re-tenant.

Key facts

• New wiring
• Centrally-located
• Recessed lighting

Tags

• CENTRALLY-LOCATED
• UPDATED HVAC
• NEW WIRING
• NEW CEILING INSULATION
• RECESSED LIGHTING

🏷️ Possibly a rental listed for sale. The $290,000 price doesn't fit this home's estimated sale value (~$464,271) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $290k.

Deal economics

• At list price, monthly cash flow is $42 ($503/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 (16.6% below list).
• Recommended offer: $242k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); 227 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); 62% 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 $2,418/mo this rent would consume 54% 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 118 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $40k; list at $290k implies a 625% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $241,758 (16.6% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (median comp): $464,271
• List price: $290,000
• Delta: -37.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-42,855
• Equity at exit: $43,240

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-27,768
• Equity at exit: $25,074

Cash invested: $81,200 (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: 227
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$226 /mo · $2,717/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $42

Break-even live

Break-even rent $2,365

Max offer price $290,000

Occupancy floor 93%

Sensitivity live

Price	-10% $206	-5% $124	+0% $42	+5% $-40	+10% $-122
Rent	-10% $-149	-5% $-54	+0% $42	+5% $137	+10% $233
Rate	-1.0pp $188	-0.5pp $116	base $42	+0.5pp $-33	+1.0pp $-110

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 E 58th St Savannah, GA	3.0	2.0	1100	$1,900	$1.73	24d	1	0.29mi
637 Columbus Dr Savannah, GA	3.0	2.0	1600	$2,895	$1.81	15d	1	0.33mi
1413 E 55th St Savannah, GA	3.0	1.0	1100	$2,500	$2.27	44d	1	0.36mi
1405 E 51st St Savannah, GA	3.0	2.0	1458	$2,850	$1.95	44d	1	0.39mi
1331 E 48th St Savannah, GA	3.0	2.0	1408	$3,450	$2.45	44d	1	0.45mi
1534 E 53rd St Unit A Savannah, GA	3.0	2.0	1606	$2,950	$1.84	24d	1	0.51mi
403 E 50th St Savannah, GA	3.0	2.0	1800	$2,950	$1.64	24d	1	0.58mi
1815 E 58th St Savannah, GA	3.0	2.0	1176	$2,400	$2.04	44d	1	0.59mi
1901 E 57th St Savannah, GA	3.0	1.0	1215	$1,750	$1.44	44d	1	0.62mi
309 E 58th St Savannah, GA	3.0	2.0	1215	$2,200	$1.81	24d	1	0.63mi
1802 E 62nd St Savannah, GA	4.0	2.0	1475	$2,800	$1.90	45d	1	0.63mi
1302 E Victory Dr Unit 2 Savannah, GA	3.0	1.5	1600	$1,995	$1.25	44d	1	0.70mi
329 E 63rd St Savannah, GA	3.0	2.0	1451	$2,515	$1.73	44d	1	0.78mi
2110 E 56th St Savannah, GA	3.0	2.0	1140	$2,200	$1.93	44d	1	0.81mi
1436 E 42nd St Savannah, GA	3.0	2.0	1447	$2,290	$1.58	15d	1	0.83mi
123 E 55th St Unit Lower Savannah, GA	3.0	1.0	1700	$2,800	$1.65	44d	1	0.83mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,869	$2.68	15d	50	0.83mi
1301 E 67th St Savannah, GA	3.0	2.0	1288	$1,800	$1.40	15d	1	0.84mi
904 E 39th St Savannah, GA	3.0	1.0	1200	$2,300	$1.92	44d	1	0.88mi
1105 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	44d	1	0.89mi
1107 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	44d	1	0.89mi
1217 E 38th St Savannah, GA	3.0	1.0	1227	$1,675	$1.37	24d	1	0.90mi
3601 Eastgate Dr Savannah, GA	3.0	2.0	1400	$2,500	$1.79	44d	1	0.90mi
2114 E 62nd St Savannah, GA	3.0	1.5	920	$1,995	$2.17	24d	1	0.92mi
2114 E 62nd St Savannah, GA	3.0	1.5	920	$1,995	$2.17	15d	1	0.92mi
120 E 61st St Savannah, GA	4.0	4.0	1750	$2,082	$1.19	44d	1	0.94mi
1206 Seiler Ave Savannah, GA	3.0	1.0	1183	$2,050	$1.73	44d	1	0.95mi
1122 E 37th St Savannah, GA	3.0	2.0	1292	$1,895	$1.47	44d	1	0.99mi
1202 E 37th St Unit A Savannah, GA	4.0	2.0	1480	$2,295	$1.55	15d	1	1.00mi
1904 E 51st St Savannah, GA	4.0	2.5	1800	$2,300	$1.28	15d	1	1.04mi
1513 E 37th St Savannah, GA	3.0	1.0	1268	$1,775	$1.40	44d	1	1.06mi
114 Oleander Ave Unit Na Savannah, GA	3.0	1.0	1128	$2,100	$1.86	44d	1	1.08mi
1118 NE 36th St Savannah, GA	3.0	2.0	1200	$2,000	$1.67	44d	1	1.08mi
206 Brandywine Rd Savannah, GA	4.0	2.0	1691	$3,100	$1.83	44d	1	1.10mi
3605 Bull St Unit 3 Savannah, GA	3.0	2.0	1408	$1,600	$1.14	24d	1	1.10mi
3605 Bull St #2 Savannah, GA	3.0	2.0	1408	$1,695	$1.20	44d	1	1.10mi
3601 Bull St Apt 3 Savannah, GA	3.0	2.0	1386	$1,825	$1.32	44d	1	1.10mi
3601 Bull St Unit 2 Savannah, GA	3.0	2.0	1386	$1,900	$1.37	44d	1	1.10mi
607 E 37th St Savannah, GA	4.0	2.0	1771	$2,300	$1.30	44d	1	1.13mi
916 E 35th St Savannah, GA	4.0	2.0	1630	$2,700	$1.66	24d	1	1.13mi

Listing history 20 events

1. 2026-06-21
   days on market $290,000 Active 118 DOM
2. 2026-06-18
   days on market $290,000 Active 115 DOM
3. 2026-06-17
   days on market $290,000 Active 114 DOM
4. 2026-06-16
   days on market $290,000 Active 113 DOM
5. 2026-06-15
   days on market $290,000 Active 112 DOM
6. 2026-06-14
   days on market $290,000 Active 110 DOM
7. 2026-06-13
   days on market $290,000 Active 109 DOM
8. 2026-06-10
   days on market $290,000 Active 107 DOM
9. 2026-06-09
   days on market $290,000 Active 106 DOM
10. 2026-06-08
    days on market $290,000 Active 105 DOM
11. 2026-06-07
    days on market $290,000 Active 104 DOM
12. 2026-06-05
    days on market $290,000 Active 101 DOM
13. 2026-06-03
    days on market $290,000 Active 100 DOM
14. 2026-06-02
    days on market $290,000 Active 99 DOM
15. 2026-06-01
    days on market $290,000 Active 98 DOM
16. 2026-05-31
    days on market $290,000 Active 97 DOM
17. 2026-05-30
    days on market $290,000 Active 96 DOM
18. 2026-02-23
    listed $290,000 Active 327-char remark

    Show marketing remark (318 chars)

    Value-add duplex with enormous potential centrally-located just off of Waters Avenue and Victory Drive. Improvements included updated HVAC, new wiring, new ceiling insulation, recessed lighting, and more. One unit is currently rented on a month-to-month, allowing for additional income or the flexibility to re-tenant.

19. 2026-02-23
    listed $290,000 Active 318-char remark

    Show marketing remark (318 chars)

    Value-add duplex with enormous potential centrally-located just off of Waters Avenue and Victory Drive. Improvements included updated HVAC, new wiring, new ceiling insulation, recessed lighting, and more. One unit is currently rented on a month-to-month, allowing for additional income or the flexibility to re-tenant.

20. 1996-06-21
    soldstatus $40,000

ⓘ 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: $2,717 · $226/mo
• Projected year-2 tax: $2,717 · $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 1/10 Low
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,011
• − Mortgage interest: −$16,245
• − Property taxes: −$2,717
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − Depreciation: −$8,436
• Taxable loss: −$4,478
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $1,577/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

+625.0% since first listed

3 events — show timeline

• 2026-02-23 Listed $290,000 Hive MLS
• 2026-02-23 Listed $290,000 Hive MLS
• 1996-06-21 Sold (Public Records) $40,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $2,717 · -30.3% YoY. Source: county tax records.