900 Porter St · Savannah, GA 31415

$177,700

3 bd · 2.0 ba · 992 sqft · SingleFamily public records · 26 Days on market

Built 1948 5,009 sqft lot Est $127k · 40% over

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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).

• Cash flow +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream home in the heart of Savannah’s historic Carver Village. This remarkable full masonry construction home sits on a generous corner lot, seamlessly blending structural integrity with modern, eco-friendly upgrades. From the moment you arrive, the striking tabby exterior captures the unique coastal heritage of the region, offering unmatched durability. Step inside this turnkey, move-in-ready residence to find a layout featuring three spacious bedrooms and two full bathrooms. Every major system has been recently updated for your peace of mind, including a newer HVAC system, a newer roof, and a newer water heater. These high-ticket improvements ensure year-round comfor

Key facts

• Tabby exterior
• Private backyard
• 5,009 sq ft lot

Tags

• FULL MASONRY CONSTRUCTION
• TABBY EXTERIOR
• ECO-FRIENDLY UPGRADES
• INTEGRATED SOLAR PANELS
• PRIVATE BACKYARD
• AMPLE OFF-STREET PARKING

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: Detached garage; Carport (2 spaces); On-street parking available; Off-street parking available
• Security: Security lights
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available
• Home design: Single-family residence; 1 story
• Construction: Block and stucco construction; Asphalt/composition roof; Concrete perimeter foundation and slab; Built on a 0.115-acre lot
• Exterior features: Corner lot; Chain link fenced yard; Outbuilding / shed

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Forced air, natural gas); Central electric air conditioning
• Interior features: Electric water heater; Security lights
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $347 ($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 $177k (0.2% below list).
• Recommended offer: $175k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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, 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: 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $1,774/mo this rent would consume 57% 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 $1k 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 26 days — a 2% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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

• Watch-outs: built in 1948 — 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 $175,034 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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?
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: 1.00% ✗
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $126,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Lynah St	0.14mi	3/1.0	1,008 (+2%)	8mo	$100,000	$99	80
914 Bowden St	0.29mi	3/1.5	1,008 (+2%)	12mo	$125,000	$124	72
1002 Lynah St	0.12mi	3/1.0	1,128 (+14%)	2mo	$100,000	$89	66
909 Googe St	0.08mi	3/1.0	1,116 (+12%)	8mo	$65,000	$58	65
1219 Elliott Ave	0.36mi	2/1.0 (-1)	972 (-2%)	8mo	$160,000	$165	64
1600 Sylvester Dr	0.43mi	3/2.0	1,100 (+11%)	1mo	$98,000	$89	61
17 Nelson St	0.19mi	3/2.0	1,122 (+13%)	11mo	$220,000	$196	60
1025 Elliott Ave	0.34mi	2/2.0 (-1)	900 (-9%)	5mo	$115,000	$128	59
906 Cubbedge St	0.15mi	3/2.0	1,140 (+15%)	12mo	$172,000	$151	58
105 Pitt St	0.38mi	3/1.0	1,102 (+11%)	4mo	$35,000	$32	57
1424 Comer St	0.70mi	2/1.0 (-1)	850 (-14%)	7mo	$207,000	$244	29
278 Ferrill St	0.75mi	2/1.0 (-1)	851 (-14%)	14mo	$160,000	$188	20

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,772
• Equity at exit: $26,496

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $22,240
• Equity at exit: $15,364

Cash invested: $49,756 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$932
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $347

Break-even live

Break-even rent $1,335

Max offer price $177,700

Occupancy floor 75%

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: $44,425
• Closing costs: $5,331
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 Crosby St Savannah, GA	3.0	2.0	1116	$2,000	$1.79	43d	1	0.18mi
1013 Carroll St Savannah, GA	2.0	1.5	768	$1,400	$1.82	43d	1	0.21mi
17 Dutton St Savannah, GA	3.0	1.0	990	$1,650	$1.67	13d	1	0.32mi
905 Elliott Ave Savannah, GA	2.0	2.0	1032	$1,800	$1.74	43d	1	0.36mi
1437 Audubon Dr Savannah, GA	3.0	1.0	925	$1,575	$1.70	43d	1	0.40mi
1402 Comer St Savannah, GA	2.0	1.0	690	$1,200	$1.74	43d	1	0.72mi
1402 New Castle St Savannah, GA	2.0	1.0	928	$1,500	$1.62	43d	1	0.77mi
1416 Chester St Savannah, GA	3.0	1.0	960	$1,600	$1.67	23d	1	0.82mi
206 Ferrill St Savannah, GA	3.0	1.0	936	$1,450	$1.55	13d	1	0.91mi
40 Eagle St Savannah, GA	1.0–2.0	1.0	841	$1,331	$1.58	23d	6	0.93mi
1415 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	43d	1	0.95mi
1419 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	43d	1	0.95mi
1421 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	43d	1	0.95mi
1423 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	43d	1	0.95mi
226 Fell St Savannah, GA	3.0	1.0	1025	$1,695	$1.65	21d	1	0.97mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	23d	1	0.99mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	13d	1	1.00mi
1325 Exley St Savannah, GA	2.0–3.0	1.0–2.5	1193	$1,432	$1.20	21d	6	1.04mi
2100 Patch St Savannah, GA	2.0	1.0	672	$1,525	$2.27	43d	1	1.05mi
2023 Gugel St Savannah, GA	3.0	2.0	1008	$1,900	$1.88	43d	1	1.10mi
120 Jenks St Savannah, GA	3.0	1.0	1042	$1,600	$1.54	43d	1	1.10mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	43d	1	1.13mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	13d	1	1.15mi
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	23d	1	1.16mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	23d	1	1.21mi
540 Selma St Savannah, GA	2.0–5.0	2.0–5.0	790	$1,112	$1.41	23d	1	1.21mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	13d	1	1.22mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	43d	1	1.23mi
620 W 36th St Unit B Savannah, GA	3.0	1.0	812	$1,650	$2.03	43d	1	1.24mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	23d	1	1.27mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	43d	1	1.28mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	43d	1	1.28mi
528 Selma St Unit B Savannah, GA	2.0	2.0	974	$2,625	$2.70	13d	1	1.30mi
513 W 35th St Savannah, GA	2.0	1.0	930	$1,450	$1.56	13d	1	1.30mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	13d	1	1.30mi
508 Kline St Savannah, GA	2.0	2.0	900	$2,000	$2.22	13d	1	1.31mi
417 W 32nd St Unit B Savannah, GA	3.0	3.0	972	$2,600	$2.67	43d	1	1.32mi
615 Montgomery St Savannah, GA	1.0–2.0	1.0–2.0	902	$3,164	$3.51	13d	18	1.34mi
323 W 31st St #2 Savannah, GA	2.0	1.0	850	$1,850	$2.18	13d	1	1.36mi
1418 Montgomery St Savannah, GA	2.0	1.0–2.0	576	$1,900	$3.30	13d	13	1.36mi

Listing history 16 events

1. 2026-06-16
   statusdays on market $177,700 Pending 26 DOM
2. 2026-06-15
   days on market $177,700 Active Under Contract 25 DOM
3. 2026-06-14
   days on market $177,700 Active Under Contract 23 DOM
4. 2026-06-13
   days on market $177,700 Active Under Contract 22 DOM
5. 2026-06-10
   days on market $177,700 Active Under Contract 20 DOM
6. 2026-06-09
   days on market $177,700 Active Under Contract 19 DOM
7. 2026-06-08
   days on market $177,700 Active Under Contract 18 DOM
8. 2026-06-07
   days on market $177,700 Active Under Contract 17 DOM
9. 2026-06-05
   days on market $177,700 Active Under Contract 14 DOM
10. 2026-06-03
    days on market $177,700 Active Under Contract 13 DOM
11. 2026-06-02
    days on market $177,700 Active Under Contract 12 DOM
12. 2026-06-01
    days on market $177,700 Active Under Contract 11 DOM
13. 2026-05-31
    days on market $177,700 Active Under Contract 10 DOM
14. 2026-05-30
    days on market $177,700 Active Under Contract 9 DOM
15. 2026-05-12
    listed $184,900 Active 595-char remark
16. 2012-07-17
    listed $49,900

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $1,635 · $136/mo
• Expected delta: +$1,051/yr (+$88/mo · 179.9%)

ⓘ 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 9/10 Extreme 7 d/yr ≥109°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: $21,291
• − Mortgage interest: −$9,954
• − Property taxes: −$584
• − Insurance: −$888
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$5,169
• Taxable income: $1,288
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $3,855/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

+256.1% since first listed

4 events — show timeline

• 2026-06-16 Pending — Hive MLS
• 2026-05-28 Contingent — Hive MLS
• 2026-05-19 Listed $177,700 Hive MLS
• 2012-07-17 Listed $49,900 Hive MLS

Property tax history

-1.2%/yr

Latest (2025): $584 · -0.6% YoY. Source: county tax records.