5540 Emory Dr · Savannah, GA 31406

$130,000

2 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 104 Days on market

Built 1955 5,998 sqft lot $116/sqft · 41% below area Est $219k · 41% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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 MLS

TWO BED ONE BATH HOME FOR SALE SOLD AS IS

Key facts

• 5,998 sq ft lot
• Built 1955
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 flat; 176 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% of the median local income ($67k/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 $899 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 + 0.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $30k; list at $130k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.32% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.30%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (median comp): $219,125
• List price: $130,000
• Delta: -40.67%
• 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
2133 Bacon Park Dr	0.28mi	2/2.0	1,118 (-0%)	7mo	$290,000	$259	76
10 Arrowhead Ct	0.27mi	3/2.0 (+1)	1,125 (+0%)	9mo	$320,000	$284	70
2609 Bismark Ave	0.43mi	2/1.0	1,030 (-8%)	9mo	$290,000	$282	59
23 Brookview Dr	0.71mi	3/1.0 (+1)	1,100 (-2%)	3mo	$265,000	$241	56
5415 Barry St	0.24mi	3/2.0 (+1)	1,250 (+11%)	7mo	$200,000	$160	55
2627 Bismark Ave	0.51mi	2/1.0	1,247 (+11%)	7mo	$220,000	$176	52
2113 Glynnwood Dr	0.55mi	3/1.0 (+1)	1,014 (-10%)	6mo	$199,900	$197	48
2319 Toussaint Ave	0.71mi	3/1.0 (+1)	1,056 (-6%)	8mo	$250,000	$237	46
2041 Brogdon St	0.38mi	3/1.5 (+1)	1,268 (+13%)	10mo	$260,000	$205	45
7 Brookview Dr	0.59mi	3/2.0 (+1)	1,206 (+8%)	8mo	$292,000	$242	44
30 Gerald Dr	0.64mi	3/2.0 (+1)	1,020 (-9%)	6mo	$205,000	$201	41
101 Timberline Dr	0.74mi	3/2.0 (+1)	1,229 (+10%)	9mo	$170,000	$138	33

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 · 0.04% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.20×
• Total profit: $7,370
• Equity at exit: $19,383

10-year hold

• IRR: 12.1%
• Equity multiple: 1.83×
• Total profit: $30,166
• Equity at exit: $11,240

Cash invested: $36,400 (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 31406

• Rents YoY: 0.0%
• Active inventory: 176
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$682
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $525

Break-even live

Break-even rent $1,054

Max offer price $130,000

Occupancy floor 64%

Sensitivity live

Price	-10% $598	-5% $562	+0% $525	+5% $488	+10% $451
Rent	-10% $389	-5% $457	+0% $525	+5% $593	+10% $661
Rate	-1.0pp $590	-0.5pp $558	base $525	+0.5pp $491	+1.0pp $457

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5350 La Roche Ave Savannah, GA	2.0	1.0	904	$1,780	$1.97	44d	1	0.36mi
2511 Oak Forest Dr Unit B Savannah, GA	2.0	1.0	798	$1,375	$1.72	44d	1	0.44mi
2619 Livingston Ave Savannah, GA	3.0	1.5	1300	$1,555	$1.20	24d	1	0.45mi
2524 Semken Ave Apt A Savannah, GA	2.0	1.0	800	$1,150	$1.44	44d	1	0.47mi
30 Pine Valley Rd Savannah, GA	3.0	1.0	1133	$1,950	$1.72	44d	1	0.60mi
2345 Ranchland Dr Savannah, GA	3.0	1.0	1098	$2,100	$1.91	14d	1	0.70mi
24 N Parkwood Dr Savannah, GA	3.0	2.0	1277	$2,200	$1.72	14d	1	1.03mi
3715 Skidaway Rd Savannah, GA	3.0	2.0	1154	$1,895	$1.64	24d	1	1.04mi
1207 E DeRenne Ave Savannah, GA	3.0	1.0	946	$1,695	$1.79	22d	1	1.04mi
2114 E 62nd St Savannah, GA	3.0	1.5	920	$1,995	$2.17	24d	1	1.09mi
2114 E 62nd St Savannah, GA	3.0	1.5	920	$1,995	$2.17	14d	1	1.09mi
132 Neva Ave Savannah, GA	3.0	2.0	1063	$1,735	$1.63	24d	1	1.12mi
200 Varnedoe Dr Savannah, GA	2.0	1.0	900	$1,125	$1.25	24d	1	1.15mi
1301 E 67th St Savannah, GA	3.0	2.0	1288	$1,800	$1.40	14d	1	1.32mi
3650 Duane Ct Apt A Savannah, GA	2.0	1.0	850	$1,150	$1.35	24d	1	1.37mi
2110 E 56th St Savannah, GA	3.0	2.0	1140	$2,200	$1.93	44d	1	1.39mi
1815 E 58th St Savannah, GA	3.0	2.0	1176	$2,400	$2.04	44d	1	1.40mi
1901 E 57th St Savannah, GA	3.0	1.0	1215	$1,750	$1.44	44d	1	1.41mi
1109 E 69th St Savannah, GA	2.0	1.0	1120	$1,800	$1.61	24d	1	1.45mi
6100 Waters Ave Savannah, GA	1.0–2.0	1.0–2.0	950	$1,558	$1.64	14d	7	1.47mi
2002 E 51st St Unit Labs Savannah, GA	3.0	1.0	1044	$1,680	$1.61	44d	1	1.48mi

Listing history 33 events

1. 2026-06-18
   days on market $130,000 Active 104 DOM
2. 2026-06-17
   days on market $130,000 Active 103 DOM
3. 2026-06-16
   days on market $130,000 Active 102 DOM
4. 2026-06-15
   days on market $130,000 Active 101 DOM
5. 2026-06-14
   days on market $130,000 Active 99 DOM
6. 2026-06-13
   days on market $130,000 Active 98 DOM
7. 2026-06-10
   days on market $130,000 Active 96 DOM
8. 2026-06-09
   days on market $130,000 Active 95 DOM
9. 2026-06-08
   days on market $130,000 Active 94 DOM
10. 2026-06-07
    days on market $130,000 Active 93 DOM
11. 2026-06-05
    days on market $130,000 Active 90 DOM
12. 2026-06-03
    days on market $130,000 Active 89 DOM
13. 2026-06-02
    days on market $130,000 Active 88 DOM
14. 2026-06-01
    days on market $130,000 Active 87 DOM
15. 2026-05-31
    days on market $130,000 Active 86 DOM
16. 2026-05-30
    days on market $130,000 Active 85 DOM
17. 2026-05-07
    status Active 41-char remark

    Show marketing remark (41 chars)

    TWO BED ONE BATH HOME FOR SALE SOLD AS IS

18. 2026-03-26
    historical Active Under Contract 41-char remark

    Show marketing remark (41 chars)

    TWO BED ONE BATH HOME FOR SALE SOLD AS IS

19. 2026-03-06
    listed $130,000 Active 41-char remark

    Show marketing remark (41 chars)

    TWO BED ONE BATH HOME FOR SALE SOLD AS IS

20. 2025-12-04
    price $25,900
21. 2024-01-31
    historical
22. 2024-01-03
    historical
23. 2024-01-03
    historical
24. 2023-05-23
    status Back On Market
25. 2023-05-16
    status Under Contract
26. 2023-05-15
    listed $170,000
27. 2023-05-15
    listed $170,000 New
28. 2023-05-15
    listed $170,000
29. 2016-11-14
    soldstatus $30,000
30. 2016-10-08
    listed $25,900
31. 2015-05-31
    historical
32. 2014-11-24
    listed $649,000
33. 1993-04-14
    soldstatus $34,000

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$31/yr (+$3/mo · 2.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $20,624
• − Mortgage interest: −$7,282
• − Property taxes: −$1,165
• − Insurance: −$650
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$3,782
• Taxable income: $4,445
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $5,230/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): 34,904
• Household income: $67,120
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1453.0

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: White 47% Black 38% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Asian/Pacific 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: ▼ -240.18%
• Current HPI: 280.3587
• Rent YoY: ▬ 0.04%
• 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

+282.4% since first listed

17 events — show timeline

• 2026-05-07 Relisted — Hive MLS
• 2026-03-26 Contingent — Hive MLS
• 2026-03-06 Listed $130,000 Hive MLS
• 2025-12-04 Price Changed $25,900 Hive MLS
• 2024-01-31 Listing Removed — GAMLS
• 2024-01-03 Listing Removed — Hive MLS
• 2024-01-03 Listing Removed — Hive MLS
• 2023-05-23 Relisted — GAMLS
• 2023-05-16 Pending — GAMLS
• 2023-05-15 Listed $170,000 Hive MLS
• 2023-05-15 Listed $170,000 GAMLS
• 2023-05-15 Listed $170,000 Hive MLS
• 2016-11-14 Sold (MLS) $30,000 Hive MLS
• 2016-10-08 Listed $25,900 Hive MLS
• 2015-05-31 Listing Removed — Hive MLS
• 2014-11-24 Listed $649,000 Hive MLS
• 1993-04-14 Sold (Public Records) $34,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $1,165 · -0.1% YoY. Source: county tax records.