1011 W 45th St · Savannah, GA 31405

$177,500

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 154 Days on market

Built 1955 3,136 sqft lot $152/sqft · at area comps Est $178k · at est.

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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 +22.2/30.0
• ARV discount +7.6/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• 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 MLS

This solid brick 3-bedroom, 1-bath home is full of potential and ready for its next owner. It needs a little TLC, making it a perfect fit for a first-time homebuyer or an investor looking to build sweat equity. Solid brick construction 3 Bedrooms / 1 Bathroom Great opportunity to add value Ideal for owner-occupants or investors Convenient Savannah location With the right vision, this property could really shine. A great chance to buy, improve, and build equity in today’s market.

Key facts

• 3,136 sq ft lot
• Built 1955
• Listed 154 days

Tags

• SOLID BRICK CONSTRUCTION
• CONVENIENT SAVANNAH LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $156k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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); 268 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k 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 154 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $70k; list at $178k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — 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 $156,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.04% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (median comp): $177,991
• List price: $177,500
• Delta: -0.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 W 44th St	0.20mi	3/1.0	1,144 (-2%)	2mo	$95,000	$83	85
814 W 48th St	0.16mi	3/1.0	1,056 (-10%)	2mo	$115,000	$109	74
905 W 41st St	0.23mi	3/1.0	1,264 (+8%)	5mo	$125,000	$99	72
808 W 53rd St	0.42mi	3/2.0	1,170 (0%)	6mo	$260,000	$222	72
2411 Harden St	0.29mi	3/1.0	1,045 (-11%)	1mo	$92,500	$89	68
821 W 42nd St	0.18mi	2/2.0 (-1)	1,008 (-14%)	4mo	$227,000	$225	56
2114 Bulloch St	0.43mi	3/2.0	1,036 (-12%)	4mo	$236,000	$228	54
601 W 45th St	0.34mi	3/2.0	1,323 (+13%)	7mo	$344,900	$261	53
627 W 35th St	0.64mi	3/1.0	1,301 (+11%)	7mo	$189,000	$145	46
1706 Ogeechee Rd	0.67mi	3/1.0	1,293 (+10%)	7mo	$50,000	$39	45
106 W 52nd St	0.67mi	3/2.0	1,323 (+13%)	8mo	$385,000	$291	37
316 W 38th St	0.64mi	2/1.5 (-1)	1,000 (-14%)	6mo	$555,000	$555	34

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-19,855
• Equity at exit: $26,466

10-year hold

• IRR: -7.2%
• Equity multiple: 0.60×
• Total profit: $-19,657
• Equity at exit: $15,347

Cash invested: $49,700 (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: 268
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$931
• Tax from tax record: −$161 /mo · $1,934/yr
• Insurance: −$74
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $224

Break-even live

Break-even rent $1,560

Max offer price $177,500

Occupancy floor 83%

Sensitivity live

Price	-10% $325	-5% $274	+0% $224	+5% $174	+10% $124
Rent	-10% $79	-5% $151	+0% $224	+5% $297	+10% $370
Rate	-1.0pp $314	-0.5pp $269	base $224	+0.5pp $178	+1.0pp $131

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	14d	1	0.06mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	44d	1	0.09mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	24d	1	0.10mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	24d	1	0.15mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	44d	1	0.22mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	14d	1	0.23mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	14d	1	0.26mi
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	24d	1	0.27mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	14d	1	0.28mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	44d	1	0.30mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	44d	1	0.36mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	14d	1	0.38mi
3212 Burroughs St Savannah, GA	3.0	1.0	814	$1,400	$1.72	24d	1	0.38mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	24d	1	0.40mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	24d	1	0.40mi
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,650	$1.38	24d	1	0.41mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	14d	1	0.42mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	44d	1	0.45mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	44d	1	0.47mi
909 W 36th St Savannah, GA	2.0	1.0	1404	$1,450	$1.03	44d	1	0.50mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.51mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	14d	1	0.52mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	24d	1	0.52mi
601 W 37th St Unit B Savannah, GA	2.0	2.0	1300	$2,000	$1.54	44d	1	0.53mi
2604 Jefferson St Savannah, GA	2.0	1.0	910	$1,900	$2.09	44d	1	0.54mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	22d	1	0.56mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	22d	1	0.56mi
620 W 36th St Unit B Savannah, GA	3.0	1.0	812	$1,650	$2.03	44d	1	0.58mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	14d	1	0.59mi
211 W 40th St Unit B Savannah, GA	3.0	1.0	1400	$3,200	$2.29	24d	1	0.61mi
315 W 38th St Savannah, GA	2.0	2.0	864	$1,600	$1.85	44d	1	0.61mi
119 W 52nd St Savannah, GA	2.0	1.0	1020	$1,800	$1.76	44d	1	0.62mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,633	$1.85	24d	1	0.62mi
213 W 39th St Unit B Savannah, GA	3.0	2.0	1000	$2,250	$2.25	24d	1	0.63mi
3708 Montgomery St Savannah, GA	2.0	1.0	725	$1,400	$1.93	14d	1	0.65mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	14d	1	0.65mi
513 W 35th St Savannah, GA	2.0	1.0	930	$1,450	$1.56	14d	1	0.65mi
3211 Bull St Unit A Savannah, GA	2.0	1.0	1000	$1,975	$1.98	44d	1	0.70mi
12 W 51st St Savannah, GA	2.0	1.0	932	$2,500	$2.68	24d	1	0.71mi
201 W 37th St Savannah, GA	3.0	2.0	1000	$2,595	$2.60	44d	1	0.71mi

Listing history 24 events

1. 2026-06-18
   days on market $177,500 Active 154 DOM
2. 2026-06-17
   days on market $177,500 Active 153 DOM
3. 2026-06-16
   days on market $177,500 Active 152 DOM
4. 2026-06-15
   days on market $177,500 Active 151 DOM
5. 2026-06-14
   days on market $177,500 Active 149 DOM
6. 2026-06-13
   days on market $177,500 Active 148 DOM
7. 2026-06-10
   days on market $177,500 Active 146 DOM
8. 2026-06-09
   days on market $177,500 Active 145 DOM
9. 2026-06-08
   days on market $177,500 Active 144 DOM
10. 2026-06-07
    days on market $177,500 Active 143 DOM
11. 2026-06-05
    days on market $177,500 Active 140 DOM
12. 2026-06-03
    days on market $177,500 Active 139 DOM
13. 2026-06-02
    days on market $177,500 Active 138 DOM
14. 2026-06-01
    days on market $177,500 Active 137 DOM
15. 2026-05-31
    days on market $177,500 Active 136 DOM
16. 2026-05-30
    days on market $177,500 Active 135 DOM
17. 2026-02-16
    price $177,500 499-char remark

    Show marketing remark (499 chars)

    This solid brick 3-bedroom, 1-bath home is full of potential and ready for its next owner. It needs a little TLC, making it a perfect fit for a first-time homebuyer or an investor looking to build sweat equity. Solid brick construction 3 Bedrooms / 1 Bathroom Great opportunity to add value Ideal for owner-occupants or investors Convenient Savannah location With the right vision, this property could really shine. A great chance to buy, improve, and build equity in today’s market.

18. 2026-02-06
    price $179,000 499-char remark

    Show marketing remark (499 chars)

    This solid brick 3-bedroom, 1-bath home is full of potential and ready for its next owner. It needs a little TLC, making it a perfect fit for a first-time homebuyer or an investor looking to build sweat equity. Solid brick construction 3 Bedrooms / 1 Bathroom Great opportunity to add value Ideal for owner-occupants or investors Convenient Savannah location With the right vision, this property could really shine. A great chance to buy, improve, and build equity in today’s market.

19. 2026-01-15
    listed $185,000 Active 499-char remark

    Show marketing remark (499 chars)

    This solid brick 3-bedroom, 1-bath home is full of potential and ready for its next owner. It needs a little TLC, making it a perfect fit for a first-time homebuyer or an investor looking to build sweat equity. Solid brick construction 3 Bedrooms / 1 Bathroom Great opportunity to add value Ideal for owner-occupants or investors Convenient Savannah location With the right vision, this property could really shine. A great chance to buy, improve, and build equity in today’s market.

20. 2025-09-30
    historical
21. 2025-03-09
    listed $214,000
22. 2024-12-31
    historical
23. 2024-06-12
    listed $219,000
24. 2006-07-03
    soldstatus $70,000

ⓘ 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: $1,934 · $161/mo
• Projected year-2 tax: $1,934 · $161/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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $22,126
• − Mortgage interest: −$9,943
• − Property taxes: −$1,934
• − Insurance: −$1,685
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$5,164
• Taxable loss: −$140
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $2,724/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

+153.6% since first listed

8 events — show timeline

• 2026-02-16 Price Changed $177,500 Hive MLS
• 2026-02-06 Price Changed $179,000 Hive MLS
• 2026-01-15 Listed $185,000 Hive MLS
• 2025-09-30 Listing Removed — Hive MLS
• 2025-03-09 Listed $214,000 Hive MLS
• 2024-12-31 Listing Removed — Hive MLS
• 2024-06-12 Listed $219,000 Hive MLS
• 2006-07-03 Sold (Public Records) $70,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,934 · +46.6% YoY. Source: county tax records.