142 Hubert Church Rd · Brooklet, GA 30415

$309,900

3 bd · 2.0 ba · — sqft · Other · 40 Days on market

Built 1999

---

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 +11.8/30.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1920 sq ft 3br/2ba home on 3.36 acres. Newly remodeled, new paint, new floors, new countertops, new tubs, new toilets, new faucets, ceiling fans throughout, about 2 year old roof. Wood floors in all 3 bedrooms, lvp flooring everywhere else (25 year warranty -not the cheap stuff). Stainless refrigerator and dishwasher, new stainless sink and new faucet, washer and dryer included. It has a 10x20 handi house and a 10x10 storage shed and a carport for 2. The home sits back in the trees and is hard to see from the road, which offers privacy and peace and quiet. It has several big oaks that provide shade and would be a nice place for a tire swing. It is only 3.6 miles from the boat ramp on the O

Key facts

• New floors
• New toilets
• New paint

Tags

• NEWLY REMODELED
• NEW PAINT
• NEW FLOORS
• NEW COUNTERTOPS
• NEW TUBS
• NEW TOILETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $310k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (16.0% below list).
• Recommended offer: $260k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Brooklet — 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 66/100 on livability (#202 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Bulloch County (rural): math 32% / reading 33% proficiency, ranked #85 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stilson Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 444 students, 55% FRL); Southeast Bulloch Middle School (math 40% / reading 40%, grade F, #144 of 470 statewide, top 31%, 827 students, 43% FRL); Southeast Bulloch High School (math 32% / reading 32%, grade F, #110 of 424 statewide, top 28%, 1,156 students, 40% FRL).
• Market conditions: 70 active listings in the ZIP; solid renter incomes; 668 units permitted in Bulloch County in 2024 (6 in 5+ unit buildings).
• This rent runs 41% of the median local income ($77k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Bulloch County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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 $178k; list at $310k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% 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 $260,266 (16.0% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-55,626
• Equity at exit: $46,207

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-55,295
• Equity at exit: $26,794

Cash invested: $86,772 (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 30415

• Home prices YoY: -7.3%
• Active inventory: 70
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,603 medium
• Mortgage (P&I): −$1,625
• Tax est. 1.5%: −$387 /mo · $4,648/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-86

Break-even live

Break-even rent $2,711

Max offer price $297,521

Occupancy floor 98%

Sensitivity live

Price	-10% $129	-5% $22	+0% $-86	+5% $-193	+10% $-300
Rent	-10% $-291	-5% $-188	+0% $-86	+5% $17	+10% $120
Rate	-1.0pp $71	-0.5pp $-7	base $-86	+0.5pp $-166	+1.0pp $-248

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $309,900 Active 40 DOM
2. 2026-06-19
   days on market $309,900 Active 38 DOM
3. 2026-06-18
   days on market $309,900 Active 37 DOM
4. 2026-06-17
   days on market $309,900 Active 36 DOM
5. 2026-06-16
   days on market $309,900 Active 35 DOM
6. 2026-06-15
   days on market $309,900 Active 34 DOM
7. 2026-06-14
   days on market $309,900 Active 32 DOM
8. 2026-06-13
   days on market $309,900 Active 31 DOM
9. 2026-06-10
   days on market $309,900 Active 29 DOM
10. 2026-06-09
    days on market $309,900 Active 28 DOM
11. 2026-06-08
    days on market $309,900 Active 27 DOM
12. 2026-06-07
    days on market $309,900 Active 26 DOM
13. 2026-06-05
    days on market $309,900 Active 23 DOM
14. 2026-06-03
    days on market $309,900 Active 22 DOM
15. 2026-06-03
    days on market $309,900 Active 21 DOM
16. 2026-06-01
    days on market $309,900 Active 20 DOM
17. 2026-05-31
    days on market $309,900 Active 19 DOM
18. 2026-05-30
    days on market $309,900 Active 18 DOM
19. 2026-05-12
    listed $309,900 Active 924-char remark
20. 2026-05-04
    historical
21. 2026-04-24
    status Price Change
22. 2026-04-24
    price $315,000
23. 2026-04-22
    historical
24. 2026-04-17
    status Back On Market
25. 2026-04-14
    historical
26. 2026-04-07
    status Price Change
27. 2026-04-07
    price $320,000
28. 2026-04-01
    historical
29. 2026-03-02
    status Back On Market
30. 2026-02-27
    historical
31. 2026-02-27
    historical
32. 2026-02-07
    price $325,000
33. 2026-02-07
    price $325,000
34. 2026-01-14
    price $335,000
35. 2026-01-14
    listed $33,500 Active
36. 2026-01-01
    listed $335,000 New
37. 2024-04-01
    soldstatus $178,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $31,232
• − Mortgage interest: −$17,359
• − Property taxes: −$4,648
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − Depreciation: −$9,015
• Taxable loss: −$6,338
• Est. tax savings @ 24.0%: +$1,521
• After-tax cash flow: $494/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: Bulloch County
• NCES district ID: 1300630
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,335
• Composite: 26.97/100
• National rank: #7074
• State rank: #85 of 174 in GA

Livability — Brooklet

• Score: 66/100
• State rank: #202
• US rank: #12316

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bulloch County · 73,507 people
• City population: 6,343
• Metro: Statesboro, GA
• Population (ZIP): 6,343
• Household income: $76,895
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 237.0

Population outlook (Bulloch County) Hauer SSP2

• Today (2025): 79,935 people
• By 2030: 83,796 · +4.8%
• By 2040: 89,717 · +12.2%
• By 2050: 94,558 · +18.3%
• By 2075: 104,376 · +30.6%
• By 2100: 112,857 · +41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 7% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Serbian 4% Iranian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Bulloch

• 2024 margin: Strong R (+29.0) · D 35.3% · R 64.3%
• 2008→2024 swing: -9.8pp toward R · 2008: -19.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+23.7 2016: R+23.4 2012: R+19.1 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.07%
• Current HPI: 253.7079
• Rent YoY: —
• Metro: Statesboro, 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

+73.9% since first listed

19 events — show timeline

• 2026-05-12 Listed $309,900 FSBO.com
• 2026-05-04 Listing Removed — GAMLS
• 2026-04-24 Relisted — GAMLS
• 2026-04-24 Price Changed $315,000 GAMLS
• 2026-04-22 Listing Removed — GAMLS
• 2026-04-17 Relisted — GAMLS
• 2026-04-14 Listing Removed — GAMLS
• 2026-04-07 Relisted — GAMLS
• 2026-04-07 Price Changed $320,000 GAMLS
• 2026-04-01 Listing Removed — GAMLS
• 2026-03-02 Relisted — GAMLS
• 2026-02-27 Listing Removed — Hive MLS
• 2026-02-27 Listing Removed — GAMLS
• 2026-02-07 Price Changed $325,000 Hive MLS
• 2026-02-07 Price Changed $325,000 GAMLS
• 2026-01-14 Price Changed $335,000 Hive MLS
• 2026-01-14 Listed $33,500 Hive MLS
• 2026-01-01 Listed $335,000 GAMLS
• 2024-04-01 Sold (Public Records) $178,200 Public Records

Property tax history

+14.2%/yr

Latest (2025): $556 · +43.2% YoY. Source: county tax records.