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    856 E 35Th St Savannah, GA 31401

    Sponsored
    For Sale
    Under Contract
    $537,000

    MULTI_FAMILY - Other - Savannah, GA

    Property size:
    2,004 SF
    Lot size:
    0.08 Acres
    Days on Market:
    45
    Last Refresh:
    Feb 28 at 12:06 am

    Property Features for 856 E 35Th St

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active Under Contract
    Window features
    Double Pane Windows
    Zoning
    R4
    Rooms
    Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 2, Bedroom 1, Bathroom 3, Bathroom 1, Bathroom 4
    Bedrooms
    4
    Bathrooms
    4
    APN
    2005530017
    Parking features
    Off Street, Underground/Basement
    Patio and Porch features
    Porch
    Interior features
    Pull Down Attic Stairs, Programmable Thermostat
    Appliances
    Some Electric Appliances, Dryer, Dishwasher, Electric Water Heater, Disposal, Microwave, Oven, Range, Refrigerator, Self Cleaning Oven, Washer
    Size
    2,004 SF
    Lot size
    0.08 Acres

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Central, Electric (Heating)
    Cooling system
    Electric, Central Air
    Water source
    Public

    Building Details

    Year built
    1850
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Carpet, Tile
    Building materials
    Concrete, Vinyl Siding
    Roof type
    Composition
    Architectural style
    Other

    We can help!

    Listing Contact
    Lana Halta Sanders

    Engel & Volkers (912) 238-0874

    Listing agent Lana Halta Sanders (912) 238-0874 License #238482

    Listing date Jan 15, 2026

    MLS# SA341125

    Copyright © 2026 Hive MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Renovated Savannah Home with Cottage

    This renovated home, originally built in 1850 and fully renovated in 2019, includes a detached, one-level 1-bedroom, 1-bathroom in-law cottage. The cottage is currently rented for 30-plus day stays, generating $1800 per month. The main home features front and back porches, large closets, granite countertops, stainless steel appliances, and an open-concept floor plan. A custom-built foyer bench with coat hooks is included. The home has two heating and cooling units and off-street parking. New ceramic tile flooring has been installed in the kitchen and foyer, along with updated LVP flooring. The property is situated on a quiet block with convenient access to downtown, the beach, and the Truman Parkway. Shopping and restaurants are easily accessible. The lot size is 0.078 acres. The property, zoned R4, offers 2004 square feet of living space. Furnishings in both properties are negotiable.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Savannah
    County
    Chatham
    State
    Georgia
    Longitude
    -81.085934
    Latitude
    32.055509

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    FAQs

    What type of property is this?
    Duplex - Renovated home with rental cottage near downtown and beach.
    Where is this duplex located?
    The property is located at 856 E 35Th St Savannah, GA.
    What is the asking price?
    The asking price for this property is $537,000.
    What are key features of this property?
    This property features: - Renovated in 2019 from the studs, offering modern features and updated systems.; - Includes a detached 1bd/1ba in-law cottage generating $1800/month in rental income.; - Conveniently located near downtown, the beach, Truman Parkway, shopping, and restaurants.
    (912) 507-4065
    Request Owner's contact information
    856 E 35Th St Savannah, GA 31401
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    Savannah, GA 31401
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    856 E 35Th St Savannah, GA 31401
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    We can help!
    Listing Contact
    Lana Halta Sanders
    Real Estate License ID: 238482
    (912) 507-4065 (912) 238-0874
    Learn more
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