173 Willow Point Cir · Savannah, GA 31407

$265,000

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 16 Days on market

Built 2008 8,233 sqft lot $200/sqft · 14% below area Est $307k · 14% under $68/mo HOA · 3% of rent

---

Why this score? — see what drove the D 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).

• ARV discount +13.7/15.0
• Cash flow +8.9/30.0
• Livability +4.3/5.0
• Appreciation +4.1/10.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.6/5.0

Listing remarks

This well-maintained 3-bedroom, 2-bathroom home in Savannah offers over 1,300 square feet of comfortable living in an established neighborhood with quick access to I-95 and I-16, putting major employers like Gulfstream Aerospace, the Georgia Ports Authority, Memorial Health, and the Hyundai Meta Plant just minutes away. The home features dark hardwood-style flooring, an open family room with a recently replaced sliding glass door, and a kitchen with refreshed cabinetry. A full roof replacement was completed in 2026, giving the next owner lasting peace of mind. Fresh interior paint, updated lighting, and modernized hardware throughout deliver a clean, move-in ready feel. Outside, the landsca

Key facts

• Proximity to i-95
• Suburban retreat
• 8,233 sq ft lot

Tags

• ATTACHED TWO-CAR GARAGE
• SINGLE-STORY RANCH DESIGN
• PROXIMITY TO I-95
• SUBURBAN RETREAT

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $818 (about $68.17/month)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding
• Exterior features: Underground utilities; Public water; Public sewer; PUD zoning; Located in Willow Point Subdivision

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (23.0% below list).
• Recommended offer: $204k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 falling (-3.5%/yr); 382 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 30% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $2k 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 16 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $203,927 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $307,140
• List price: $265,000
• Delta: -13.72%
• 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
163 Willow Point Cir	0.03mi	3/2.0	1,372 (+4%)	2mo	$280,000	$204	91
6 Spring Lake Cir	0.34mi	3/2.0	1,355 (+2%)	1mo	$268,000	$198	80
12 Spring Lake Cir	0.32mi	3/2.0	1,355 (+2%)	3mo	$305,000	$225	79
9 Chandler Bluff Dr	0.56mi	3/2.0	1,365 (+3%)	3mo	$279,900	$205	66
97 Crystal Lake Dr	0.49mi	3/2.0	1,425 (+8%)	1mo	$339,000	$238	64
68 Westbourne Way	0.62mi	3/2.0	1,386 (+5%)	1mo	$325,000	$234	63
29 Godley Park Way	0.65mi	3/2.5	1,320 (-0%)	6mo	$295,000	$223	62
22 Hartland Ct	0.43mi	3/2.0	1,193 (-10%)	3mo	$269,900	$226	61
9 Sunbriar Ln	0.52mi	3/2.0	1,224 (-8%)	6mo	$240,000	$196	58
52 Hartland Ct	0.61mi	3/2.0	1,474 (+11%)	4mo	$305,000	$207	49
5 Sunbriar Ln	0.53mi	3/2.5	1,503 (+13%)	4mo	$299,900	$200	48
49 Hartland Ct	0.59mi	3/2.0	1,474 (+11%)	8mo	$325,000	$220	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.89% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.33×
• Total profit: $-49,823
• Equity at exit: $52,851

10-year hold

• IRR: -14.7%
• Equity multiple: 0.02×
• Total profit: $-72,475
• Equity at exit: $46,493

Cash invested: $74,200 (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 31407

• Home prices YoY: -0.7%
• Rents YoY: -3.5%
• Active inventory: 382
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$254 /mo · $3,053/yr
• Insurance: −$110
• HOA: −$68
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-211

Break-even live

Break-even rent $2,307

Max offer price $227,641

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-136	+0% $-211	+5% $-286	+10% $-361
Rent	-10% $-373	-5% $-292	+0% $-211	+5% $-131	+10% $-50
Rate	-1.0pp $-78	-0.5pp $-144	base $-211	+0.5pp $-280	+1.0pp $-350

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Winter Lake Cir Savannah, GA	2.0	2.5	1309	$1,695	$1.29	45d	1	0.26mi
154 Brickhill Cir Savannah, GA	3.0	2.0	1489	$2,050	$1.38	25d	1	0.35mi
190 Brickhill Cir Savannah, GA	3.0	2.0	1843	$2,250	$1.22	45d	1	0.38mi
11 Summer Lake Way Unit 1244793P Savannah, GA	3.0	2.0	1399	$2,559	$1.83	45d	1	0.39mi
65 Fairgreen St Savannah, GA	2.0	2.5	1024	$1,600	$1.56	16d	1	0.41mi
88 Crystal Lake Dr Savannah, GA	3.0	2.0	1812	$3,450	$1.90	45d	1	0.47mi
125 Fairgreen St Savannah, GA	2.0	2.5	1024	$1,595	$1.56	25d	1	0.50mi
56 Ashleigh Ln Savannah, GA	3.0	2.5	1346	$1,800	$1.34	45d	1	0.58mi
101 Spring Lakes Dr Savannah, GA	1.0–3.0	1.0–2.0	1077	$2,321	$2.16	16d	17	0.68mi
118 Orkney Rd Savannah, GA	3.0	2.5	1415	$2,000	$1.41	45d	1	0.73mi
120 Cromer St Savannah, GA	3.0	2.5	1468	$1,950	$1.33	16d	1	0.75mi
122 Cromer St Savannah, GA	3.0	2.5	1464	$1,950	$1.33	16d	1	0.76mi
250 Goodleigh Cir Savannah, GA	3.0	2.5	1791	$2,087	$1.17	16d	5	0.82mi
2155 Benton Blvd Savannah, GA	1.0–3.0	1.0–2.0	1092	$1,846	$1.69	16d	18	0.82mi
44 Hawkhorn Ct Savannah, GA	4.0	2.0	1774	$2,350	$1.32	45d	1	0.84mi
2080 Benton Blvd Savannah, GA	1.0–3.0	1.0–2.0	926	$1,979	$2.14	23d	38	0.98mi
1601 Riddick Ln Port Wentworth, GA	3.0	2.5	1540	$1,975	$1.28	45d	18	0.99mi
1601 Riddick Ln Port Wentworth, GA	3.0	2.5	1540	$1,984	$1.29	16d	12	0.99mi
56 Rivermoor Ct Savannah, GA	2.0	2.0	1138	$1,595	$1.40	45d	1	1.16mi
1245 Georgia 30 Port Wentworth, GA	2.0	2.0	1170	$1,532	$1.31	23d	15	1.17mi
73 Highlands Blvd Savannah, GA	1.0–3.0	1.0–2.0	1410	$2,399	$1.70	16d	46	1.32mi
72 Lake Shore Blvd Port Wentworth, GA	3.0	2.0	1386	$1,900	$1.37	16d	1	1.33mi
100 Shellbark Way Savannah, GA	1.0–3.0	1.0–2.0	1033	$2,088	$2.02	16d	32	1.37mi
1 Cardinal Ct Port Wentworth, GA	3.0	2.5	1750	$1,849	$1.06	25d	1	1.41mi
1 Saint Augustine Way Unit 1 Port Wentworth, GA	3.0	2.5	1750	$1,650	$0.94	25d	1	1.43mi
18 Saint Augustine Way Unit 18 SAW Port Wentworth, GA	3.0	2.5	1750	$1,650	$0.94	25d	1	1.44mi
7 Saint Augustine Way Unit 7 SAW Port Wentworth, GA	3.0	2.5	1750	$1,750	$1.00	16d	1	1.45mi
31 Saint Augustine Way Unit 31 SAW Port Wentworth, GA	3.0	2.5	1750	$1,899	$1.09	25d	1	1.47mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 6 events

1. 2026-05-11
   listed $265,000 Active 897-char remark
2. 2023-10-30
   historical $1,995
3. 2023-10-20
   price $1,995
4. 2023-09-25
   listed $2,030
5. 2023-09-19
   historical $2,030
6. 2023-08-23
   listed $2,030

ⓘ 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: $3,053 · $254/mo
• Projected year-2 tax: $3,053 · $254/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,471
• − Mortgage interest: −$14,844
• − Property taxes: −$3,053
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$816
• − Depreciation: −$7,709
• Taxable loss: −$7,191
• Est. tax savings @ 24.0%: +$1,726
• After-tax cash flow: $-812/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): 24,893
• Household income: $81,124
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1341.0

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 0.65)
• Race & ethnicity: Black 43% White 38% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Serbian 1% Romanian 1% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 1% 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: ▼ -1.89%
• Current HPI: 270.3529
• Rent YoY: ▼ -3.47%
• 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

+12461.6% since first listed

8 events — show timeline

• 2026-06-17 Sold (MLS) $255,000 Hive MLS
• 2026-05-27 Pending — Hive MLS
• 2026-05-11 Listed $265,000 Hive MLS
• 2023-10-30 Rental Removed $1,995 RENT.
• 2023-10-20 Price Changed $1,995 RENT.
• 2023-09-25 Listed for Rent $2,030 RENT.
• 2023-09-19 Rental Removed $2,030 RENT.
• 2023-08-23 Listed for Rent $2,030 RENT.

Property tax history

+5.3%/yr

Latest (2025): $3,053 · +1.9% YoY. Source: county tax records.