1221 E 31st St · Savannah, GA 31404

$150,000

1 bd · 1.0 ba · 782 sqft · SingleFamily public records · 25 Days on market

Built 1949 4,486 sqft lot Est $228k · 34% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• Livability +4.3/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

1221 E 31st Street presents an opportunity for renovation or new construction in Savannah. The existing structure is in need of full restoration or teardown and rebuild, and the value is primarily in the 4,500 sq ft lot and location. Property is priced to reflect its current condition and is being sold as-is. No interior access permitted without the Release and Hold Harmless Agreement being completed and returned. All Buyers MUST be accompanied by an Agent. This is an estate-owned sale and is subject to final approval by the probate court.

Key facts

• New construction
• 4500 sq ft lot
• Full restoration

Tags

• RENOVATION OPPORTUNITY
• NEW CONSTRUCTION
• FULL RESTORATION
• TEARDOWN AND REBUILD
• 4500 SQ FT LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Hubert Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 460 students, 95% FRL); Savannah Arts Academy (math 44% / reading 77%, grade C+, #12 of 424 statewide, top 3%, 905 students, 17% FRL) — zoned schools at 56% FRL track the district average.
• Zoned-school proficiency averages 35% at this address vs 23% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Savannah-Chatham County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 36% of the median local income ($53k/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 $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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $150k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $228,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 E 33rd St	0.21mi	2/1.0 (+1)	754 (-4%)	13mo	$245,000	$325	68
1308 SE 36th St	0.27mi	2/1.0 (+1)	832 (+6%)	6mo	$299,000	$359	67
1323 E 42nd St	0.61mi	2/1.0 (+1)	780 (-0%)	7mo	$230,000	$295	60
906 Hamilton Ct	0.40mi	2/1.0 (+1)	758 (-3%)	18mo	$285,000	$376	56
705 E 32nd St	0.54mi	2/1.0 (+1)	726 (-7%)	3mo	$197,000	$271	55
1017 E 37th St	0.39mi	2/1.0 (+1)	879 (+12%)	2mo	$123,000	$140	54
1224 E 35th St	0.17mi	2/1.0 (+1)	672 (-14%)	12mo	$75,000	$112	54
1315 E 38th St	0.42mi	2/1.0 (+1)	854 (+9%)	10mo	$252,000	$295	52
1010 Wolf St	0.54mi	2/1.0 (+1)	827 (+6%)	15mo	$95,000	$115	48
712 E 34th St	0.54mi	2/1.0 (+1)	816 (+4%)	19mo	$162,000	$199	47
712 E Anderson St	0.54mi	2/1.0 (+1)	888 (+14%)	11mo	$155,000	$175	38
1204 E 39th St	0.43mi	2/1.0 (+1)	898 (+15%)	17mo	$262,640	$292	36

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-12,496
• Equity at exit: $22,365

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,335
• Equity at exit: $12,969

Cash invested: $42,000 (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: 226
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$787
• Tax from tax record: −$236 /mo · $2,837/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $169

Break-even live

Break-even rent $1,374

Max offer price $150,000

Occupancy floor 84%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 E 32nd St Savannah, GA	2.0	1.0	832	$2,400	$2.88	14d	1	0.06mi
1303 E 33rd St Savannah, GA	2.0	1.0	561	$1,150	$2.05	14d	1	0.09mi
1207 E Anderson St Unit B Savannah, GA	2.0	1.0	1000	$1,640	$1.64	23d	1	0.09mi
1315 E Anderson St Unit 1315 Savannah, GA	2.0	2.0	859	$1,500	$1.75	43d	1	0.11mi
1203 E Henry St Savannah, GA	2.0	1.0	916	$1,475	$1.61	43d	1	0.15mi
1226 E Henry St Unit B Savannah, GA	2.0	1.0	882	$1,300	$1.47	43d	1	0.16mi
1224 E 38th St Savannah, GA	2.0	1.0	798	$1,550	$1.94	43d	1	0.37mi
1326 E 38th St Savannah, GA	2.0	1.0	800	$1,600	$2.00	14d	1	0.37mi
1205 E 38th St Savannah, GA	2.0	1.0	1000	$1,595	$1.59	43d	1	0.39mi
1317 E 38th St Savannah, GA	1.0	1.0	750	$2,000	$2.67	43d	1	0.39mi
1611 E Henry St Unit 1/2 A Savannah, GA	2.0	2.0	688	$1,300	$1.89	23d	1	0.45mi
1800 E 38th St Savannah, GA	2.0	1.0	846	$1,338	$1.58	43d	1	0.51mi
722 Waters Ave Unit B Savannah, GA	2.0	1.0	722	$1,700	$2.35	23d	1	0.53mi
704 E 32nd St Unit B Savannah, GA	1.0	1.0	550	$1,550	$2.82	23d	1	0.56mi
1418 E 42nd St Unit 2 Savannah, GA	1.0	1.0	800	$1,100	$1.38	23d	1	0.58mi
1418 E 42nd St Unit 1 Savannah, GA	1.0	1.0	800	$1,100	$1.38	43d	1	0.58mi
1418 E 42nd St Unit 4 Savannah, GA	1.0	1.0	900	$1,250	$1.39	23d	1	0.58mi
702 E Henry St Unit B Savannah, GA	2.0	1.0	750	$1,800	$2.40	14d	1	0.59mi
813 Paulsen St Savannah, GA	1.0	1.0	700	$1,050	$1.50	43d	1	0.60mi
762 E Waldburg St Savannah, GA	2.0	1.0	700	$1,650	$2.36	23d	1	0.60mi
1226 E Victory Dr Apt 4 Savannah, GA	2.0	1.0	950	$1,675	$1.76	43d	1	0.60mi
1220 E Victory Dr Savannah, GA	2.0	1.0	1000	$1,800	$1.80	43d	1	0.61mi
1203 Atlantic Ave Savannah, GA	1.0	1.0	550	$1,200	$2.18	14d	1	0.62mi
637 E Anderson St Unit A Savannah, GA	2.0	1.0	850	$1,850	$2.18	43d	1	0.65mi
637 E Anderson St Unit D Savannah, GA	2.0	1.0	850	$1,450	$1.71	43d	1	0.65mi
637 E Anderson St Unit B Savannah, GA	2.0	1.0	850	$1,700	$2.00	43d	1	0.65mi
637 E Anderson St Savannah, GA	1.0	1.0	705	$1,575	$2.23	14d	1	0.65mi
1709 Le Grand St Unit 1709 Savannah, GA	2.0	1.0	1080	$1,595	$1.48	43d	1	0.65mi
1901 Kingstown Dr Savannah, GA	1.0	1.0	615	$1,150	$1.87	43d	1	0.74mi
1812 E 39th St Savannah, GA	1.0	1.0	629	$1,150	$1.83	23d	1	0.74mi
613 E Duffy Ln Unit A Savannah, GA	2.0	2.0	1066	$1,950	$1.83	14d	1	0.75mi
616 E Duffy St Savannah, GA	2.0	2.0	860	$2,500	$2.91	14d	1	0.75mi
614 E Duffy St Savannah, GA	2.0	2.0	817	$1,800	$2.20	14d	1	0.75mi
736 E 45th St Unit 1 Savannah, GA	1.0	1.0	1000	$1,499	$1.50	14d	1	0.75mi
701 E 41st St Savannah, GA	1.0	1.0	850	$1,625	$1.91	43d	1	0.78mi
530 E 35th St Unit B Savannah, GA	1.0	1.0	950	$1,695	$1.78	21d	1	0.79mi
532 E Park Ave Savannah, GA	1.0	1.0	1010	$2,900	$2.87	43d	1	0.84mi
512 E 33rd St Unit 1244808P Savannah, GA	2.0	2.0	990	$3,196	$3.23	14d	1	0.85mi
614 E Gwinnett St Unit 616 Savannah, GA	2.0	2.0	1116	$2,790	$2.50	43d	1	0.85mi
533 E 38th St Savannah, GA	1.0	1.5	745	$1,500	$2.01	43d	1	0.86mi

Listing history 10 events

1. 2026-06-18
   days on market $150,000 Active 25 DOM
2. 2026-06-17
   days on market $150,000 Active 24 DOM
3. 2026-06-16
   days on market $150,000 Active 23 DOM
4. 2026-06-15
   statusdays on market $150,000 Active 22 DOM
5. 2026-06-14
   days on market $150,000 Back On Market 20 DOM
6. 2026-06-13
   statusdays on market $150,000 Back On Market 19 DOM
7. 2025-11-23
   status Under Contract
8. 2025-11-14
   historical Active Under Contract
9. 2025-11-04
   listed $150,000 New
10. 2001-06-29
    soldstatus $24,000

ⓘ 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: $2,837 · $236/mo
• Projected year-2 tax: $2,837 · $236/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 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,056
• − Mortgage interest: −$8,402
• − Property taxes: −$2,837
• − Insurance: −$750
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,364
• Taxable loss: −$347
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $2,110/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

+525.0% since first listed

4 events — show timeline

• 2025-11-23 Pending — GAMLS
• 2025-11-14 Contingent — GAMLS
• 2025-11-04 Listed $150,000 GAMLS
• 2001-06-29 Sold (Public Records) $24,000 Public Records

Property tax history

+20.8%/yr

Latest (2025): $2,837 · +145.1% YoY. Source: county tax records.