511 W 39th St · Savannah, GA 31415

$129,900

5 bd · 2.0 ba · 2,952 sqft · Other public records · 21 Days on market

Built 1910 7,492 sqft lot $44/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

Key facts

• 7,492 sq ft lot
• Built 1910
• Listed 21 days

Property features AI

Finance

• Other: Property listed As Is
• HOA & community: Association present with a fee of 525 (fee covers other items)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Utilities described as other
• Home design: Single-family residence (house)
• Construction: Built in 1910
• Exterior features: Roof described as other; Construction materials described as other; Lot features described as other

Interior

• Kitchen: No appliances listed
• Bedrooms: Six bedrooms total, three on the main level
• Flooring: Flooring described as other
• Bathrooms: Two full bathrooms, one on the main level
• Heating & cooling: Heating provided (type listed as other); Central air conditioning
• Interior features: Two-level layout; Resale condition; No fireplaces
• Laundry & utility: Laundry features noted as other

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% 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.
• 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.
• Zoned schools: Beach High School (math 8% / reading 17%, grade F, #336 of 424 statewide, top 80%, 914 students, 79% FRL) — zoned schools average 79% FRL vs 59% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 76 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $3,109/mo this rent would consume 101% 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 $898 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $130k implies a 490% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.39% ✓
• Cap rate: 19.39%
• Cash-on-cash: 46.77%
• DSCR: 3.08
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 44.1%
• Equity multiple: 2.91×
• Total profit: $69,371
• Equity at exit: $19,369

10-year hold

• IRR: 50.1%
• Equity multiple: 5.87×
• Total profit: $177,208
• Equity at exit: $11,231

Cash invested: $36,372 (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: 76
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,109 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$260 /mo · $3,115/yr
• Insurance: −$54
• HOA: −$44
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $1,418

Break-even live

Break-even rent $1,315

Max offer price $129,900

Occupancy floor 49%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 E 39th St Savannah, GA	4.0	3.0	2162	$2,895	$1.34	23d	1	0.95mi
524 E Duffy St Unit 1369217P Savannah, GA	4.0	2.0	2152	$5,801	$2.70	23d	1	1.01mi
701 Maupas Ave Savannah, GA	4.0	2.0	3000	$3,500	$1.17	13d	1	1.03mi
305 Alice St Unit 1244804P Savannah, GA	4.0	4.5	1926	$11,578	$6.01	21d	1	1.11mi
809 E Henry St Savannah, GA	5.0	2.0	3081	$3,200	$1.04	13d	1	1.30mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 18 events

1. 2026-06-18
   days on market $129,900 Active 21 DOM
2. 2026-06-17
   days on market $129,900 Active 20 DOM
3. 2026-06-16
   days on market $129,900 Active 19 DOM
4. 2026-06-15
   days on market $129,900 Active 18 DOM
5. 2026-06-14
   days on market $129,900 Active 16 DOM
6. 2026-06-13
   days on market $129,900 Active 15 DOM
7. 2026-06-10
   days on market $129,900 Active 13 DOM
8. 2026-06-09
   days on market $129,900 Active 12 DOM
9. 2026-06-08
   statusdays on market $129,900 Active 11 DOM
10. 2026-06-07
    pricedays on market $129,900 Price Change 10 DOM
11. 2026-06-05
    pricestatusdays on market $149,900 Price Change 7 DOM
12. 2026-06-03
    days on market $165,500 New 6 DOM
13. 2026-06-02
    days on market $165,500 New 5 DOM
14. 2026-06-01
    days on market $165,500 New 4 DOM
15. 2026-05-31
    days on market $165,500 New 3 DOM
16. 2026-05-30
    days on market $165,500 New 2 DOM
17. 2026-05-28
    listed $165,500 New
18. 1984-12-01
    soldstatus $22,000

ⓘ 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: $3,115 · $260/mo
• Projected year-2 tax: $3,115 · $260/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 ≥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: $37,313
• − Mortgage interest: −$7,276
• − Property taxes: −$3,115
• − Insurance: −$650
• − Repairs & maintenance: −$2,985
• − Management: −$2,985
• − HOA: −$528
• − Depreciation: −$3,779
• Taxable income: $15,996
• Est. tax owed @ 24.0%: −$3,839
• After-tax cash flow: $13,172/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

+652.3% since first listed

2 events — show timeline

• 2026-05-28 Listed $165,500 GAMLS
• 1984-12-01 Sold (Public Records) $22,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,115 · -19.7% YoY. Source: county tax records.