106 Winding Way · Savannah, GA 31419

$215,000

3 bd · 1.5 ba · 1,500 sqft · SingleFamily public records · 71 Days on market

Built 1965 0.34 ac lot $143/sqft · 19% below area Est $265k · 19% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 106 Winding Way in Savannah, GA. This four-sided brick home offers durability and timeless appeal, paired with a functional layout designed for everyday living. Step inside to a welcoming living room filled with natural light, perfect for relaxing or entertaining guests. The eat-in kitchen provides a great space for meals and gatherings, with easy access to the screened porch ideal for enjoying your morning coffee or unwinding in the evenings without the worry of bugs. The spacious den adds a second living area, home office, or entertainment space. Outside you will find a large, fenced, and private backyard perfect for outdoor gatherings, pets, or simply enjoying your own peaceful retreat. Conveniently located in Savannah, with a short drive to Pooler, grocery stores, shopping and more.

Key facts

• Private backyard
• Eat in kitchen
• Screened porch

Tags

• FOUR SIDED BRICK HOME
• EAT IN KITCHEN
• SCREENED PORCH
• SPACIOUS DEN
• LARGE FENCED BACKYARD
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/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 $211k (1.8% below list).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (-1.4%/yr); 409 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% of the median local income ($70k/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 $6k 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 71 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; list at $215k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (median comp): $264,903
• List price: $215,000
• Delta: -18.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Shetland Ct	0.17mi	3/2.0	1,426 (-5%)	7mo	$250,000	$175	76
110 Winding Way	0.03mi	4/2.5 (+1)	1,634 (+9%)	3mo	$265,000	$162	72
112 Oak Grove Ln	0.52mi	3/2.0	1,546 (+3%)	2mo	$325,000	$210	67
127 Parkview Rd	0.54mi	3/2.0	1,450 (-3%)	2mo	$278,000	$192	65
160 Parkview Rd	0.43mi	4/2.0 (+1)	1,587 (+6%)	1mo	$285,000	$180	62
234 Holiday Dr	0.59mi	3/2.0	1,375 (-8%)	1mo	$219,000	$159	56
107 Overland Trl	0.26mi	3/2.0	1,294 (-14%)	11mo	$260,000	$201	54
225 Holiday Dr	0.54mi	3/1.5	1,331 (-11%)	4mo	$220,000	$165	53
136 Park View Rd	0.55mi	3/2.0	1,418 (-6%)	13mo	$330,000	$233	53
156 Laurel Green Ct	0.53mi	4/2.0 (+1)	1,651 (+10%)	8mo	$289,900	$176	44
231 Holiday Cir	0.61mi	4/2.0 (+1)	1,322 (-12%)	1mo	$229,000	$173	44
127 Laurel Green Ct	0.71mi	4/3.0 (+1)	1,313 (-12%)	10mo	$305,000	$232	27

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-19,744
• Equity at exit: $32,057

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-13,876
• Equity at exit: $18,589

Cash invested: $60,200 (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 31419

• Home prices YoY: -25.9%
• Rents YoY: -1.4%
• Active inventory: 409
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $335

Break-even live

Break-even rent $1,688

Max offer price $215,000

Occupancy floor 79%

Sensitivity live

Price	-10% $457	-5% $396	+0% $335	+5% $274	+10% $213
Rent	-10% $168	-5% $252	+0% $335	+5% $419	+10% $502
Rate	-1.0pp $443	-0.5pp $390	base $335	+0.5pp $279	+1.0pp $223

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5798 Ogeechee Rd Savannah, GA	1.0–3.0	1.0–3.0	1096	$2,096	$1.91	15d	24	0.40mi
146 Little River Dr Savannah, GA	4.0	2.0	1924	$2,375	$1.23	45d	1	0.40mi
101 Fenwick Village Dr Savannah, GA	1.0–3.0	1.0–2.0	1063	$2,139	$2.01	15d	59	0.46mi
59 Reese Way Savannah, GA	4.0	2.5	1990	$2,000	$1.01	25d	1	0.47mi
5806 Ogeechee Rd Savannah, GA	1.0–3.0	1.0–2.0	1103	$2,132	$1.93	15d	44	0.51mi
31 Reese Way Unit 31 Savannah, GA	4.0	2.5	1931	$2,100	$1.09	15d	1	0.52mi
102 Reese Way Savannah, GA	3.0	2.5	1596	$1,950	$1.22	45d	1	0.55mi
10 Travertine Cir Savannah, GA	3.0	2.5	1750	$1,950	$1.11	25d	1	0.92mi
601 Quacco Rd Savannah, GA	1.0–3.0	1.0–2.5	1173	$2,000	$1.70	45d	5	0.94mi
120 Seagrass WAY Bloomingdale, GA	4.0	2.0	1886	$2,400	$1.27	15d	1	0.96mi
5700 Ogeechee Rd Savannah, GA	1.0–3.0	1.0–2.0	1060	$2,230	$2.10	15d	87	1.00mi
15 Ledgestone Ln Savannah, GA	4.0	2.0	1672	$2,300	$1.38	15d	1	1.10mi
5670 Ogeechee Rd Savannah, GA	1.0–3.0	1.0–2.0	1070	$2,348	$2.19	15d	16	1.14mi
100 Tweed St Savannah, GA	3.0	2.5	1444	$2,125	$1.47	15d	5	1.20mi
9 Montero Dr Savannah, GA	4.0	2.0	1988	$2,250	$1.13	23d	1	1.33mi
205 Salt Landing Cir Savannah, GA	4.0	2.5	1756	$2,200	$1.25	25d	1	1.41mi

Listing history 20 events

1. 2026-06-21
   days on market $215,000 Active 71 DOM
2. 2026-06-18
   days on market $215,000 Active 68 DOM
3. 2026-06-17
   days on market $215,000 Active 67 DOM
4. 2026-06-16
   days on market $215,000 Active 66 DOM
5. 2026-06-15
   days on market $215,000 Active 65 DOM
6. 2026-06-14
   days on market $215,000 Active 63 DOM
7. 2026-06-13
   days on market $215,000 Active 62 DOM
8. 2026-06-10
   days on market $215,000 Active 60 DOM
9. 2026-06-09
   days on market $215,000 Active 59 DOM
10. 2026-06-08
    days on market $215,000 Active 58 DOM
11. 2026-06-07
    days on market $215,000 Active 57 DOM
12. 2026-06-05
    days on market $215,000 Active 54 DOM
13. 2026-06-03
    days on market $215,000 Active 53 DOM
14. 2026-06-02
    days on market $215,000 Active 52 DOM
15. 2026-06-01
    days on market $215,000 Active 51 DOM
16. 2026-05-31
    days on market $215,000 Active 50 DOM
17. 2026-05-30
    days on market $215,000 Active 49 DOM
18. 2026-05-01
    price $225,000 808-char remark

    Show marketing remark (808 chars)

    Welcome to 106 Winding Way in Savannah, GA. This four-sided brick home offers durability and timeless appeal, paired with a functional layout designed for everyday living. Step inside to a welcoming living room filled with natural light, perfect for relaxing or entertaining guests. The eat-in kitchen provides a great space for meals and gatherings, with easy access to the screened porch ideal for enjoying your morning coffee or unwinding in the evenings without the worry of bugs. The spacious den adds a second living area, home office, or entertainment space. Outside you will find a large, fenced, and private backyard perfect for outdoor gatherings, pets, or simply enjoying your own peaceful retreat. Conveniently located in Savannah, with a short drive to Pooler, grocery stores, shopping and more.

19. 2026-04-11
    listed $230,000 Active 808-char remark

    Show marketing remark (808 chars)

    Welcome to 106 Winding Way in Savannah, GA. This four-sided brick home offers durability and timeless appeal, paired with a functional layout designed for everyday living. Step inside to a welcoming living room filled with natural light, perfect for relaxing or entertaining guests. The eat-in kitchen provides a great space for meals and gatherings, with easy access to the screened porch ideal for enjoying your morning coffee or unwinding in the evenings without the worry of bugs. The spacious den adds a second living area, home office, or entertainment space. Outside you will find a large, fenced, and private backyard perfect for outdoor gatherings, pets, or simply enjoying your own peaceful retreat. Conveniently located in Savannah, with a short drive to Pooler, grocery stores, shopping and more.

20. 1997-12-09
    soldstatus $69,000

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$585/yr (+$49/mo · 42.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $25,342
• − Mortgage interest: −$12,043
• − Property taxes: −$1,393
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$6,255
• Taxable income: $521
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $3,897/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

• County: Chatham County · 271,602 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 57,077
• Household income: $69,635
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2575.0

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 0.68)
• Race & ethnicity: White 40% Black 38% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -92.38%
• Current HPI: 264.8625
• Rent YoY: ▼ -1.44%
• 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

+226.1% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $225,000 Hive MLS
• 2026-04-11 Listed $230,000 Hive MLS
• 1997-12-09 Sold (Public Records) $69,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,393 · -24.1% YoY. Source: county tax records.