331 E Main St · Statesboro, GA 30458

$219,900

3 bd · 2.0 ba · 1,640 sqft · Other public records · 67 Days on market

Built 1949 0.63 ac lot $134/sqft · at area comps Est $227k · at est.

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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 +14.8/30.0
• ARV discount +8.9/15.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is minutes away from downtown, and all the amenities Statesboro has to offer. Currently being used as a rental. 3bedroom/2bath, laundry room, enclosed back porch area. Backyard is big with shed and covered pole barn.

Key facts

• 0.63 acre lot
• Built 1949
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $61 ($732/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 $183k (16.7% below list).
• Recommended offer: $183k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Statesboro — 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 68/100 on livability (#151 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities C-, crime D+, commute 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: Mill Creek Elementary School (math 32% / reading 33%, grade F, #575 of 1,228 statewide, top 47%, 579 students, 76% FRL); Langston Chapel Middle School (math 14% / reading 26%, grade F, #349 of 470 statewide, top 75%, 761 students, 96% FRL); Statesboro High School (math 15% / reading 12%, grade F, #325 of 424 statewide, top 78%, 1,760 students, 63% FRL) — zoned schools average 78% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 340 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 668 units permitted in Bulloch County in 2024 (6 in 5+ unit buildings).
• This rent runs 42% of the median local income ($52k/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 $7k 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 67 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.
• Current owner paid $169k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $183,212 (16.7% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (median comp): $226,744
• List price: $219,900
• Delta: -3.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-34,311
• Equity at exit: $32,788

10-year hold

• IRR: -9.9%
• Equity multiple: 0.43×
• Total profit: $-35,110
• Equity at exit: $19,013

Cash invested: $61,572 (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 30458

• Home prices YoY: -32.1%
• Rents YoY: 1.6%
• Active inventory: 340
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $61

Break-even live

Break-even rent $1,755

Max offer price $219,900

Occupancy floor 92%

Sensitivity live

Price	-10% $185	-5% $123	+0% $61	+5% $-1	+10% $-63
Rent	-10% $-84	-5% $-11	+0% $61	+5% $133	+10% $206
Rate	-1.0pp $172	-0.5pp $117	base $61	+0.5pp $4	+1.0pp $-54

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 E Grady St Statesboro, GA	4.0	3.0	1973	$1,950	$0.99	45d	1	0.54mi
103 Pearson Ln Statesboro, GA	3.0	2.5	1520	$1,650	$1.09	45d	1	0.68mi
193 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	45d	1	0.69mi
177 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	45d	1	0.70mi
197 Braxton Blvd Statesboro, GA	3.0	2.0–2.5	1517	$1,825	$1.20	45d	13	0.71mi
190 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.71mi
169 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	45d	1	0.72mi
153 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	45d	1	0.77mi
133 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.80mi
205 Willis Way Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.80mi
213 Willis Way Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.83mi
233 Willis Way Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.88mi
241 Willis Way Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.91mi
429 Allman Ave Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	45d	1	0.92mi
253 Willis Way Statesboro, GA	3.0	2.0	1470	$1,950	$1.33	45d	1	0.94mi
532 Cade Ave Statesboro, GA	3.0	2.0	1470	$1,800	$1.22	45d	1	0.97mi
265 Willis Way Statesboro, GA	3.0	2.0	1470	$1,850	$1.26	45d	1	0.97mi
620 Jodi Pl Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.98mi
607 Jodi Pl Statesboro, GA	3.0	2.0	1565	$1,800	$1.15	45d	1	1.01mi
107 Bel Air Dr Statesboro, GA	3.0	2.0	1736	$1,700	$0.98	45d	1	1.38mi
404 Marvin Ave Statesboro, GA	3.0	2.0	1546	$1,650	$1.07	45d	1	1.42mi
403 Catherine Ave Statesboro, GA	3.0	2.0	1568	$1,475	$0.94	45d	1	1.46mi
809 Gentilly Rd Statesboro, GA	4.0	2.0	1595	$1,600	$1.00	45d	1	1.49mi

Listing history 31 events

1. 2026-06-21
   days on market $219,900 Active 67 DOM
2. 2026-06-19
   days on market $219,900 Active 65 DOM
3. 2026-06-18
   days on market $219,900 Active 64 DOM
4. 2026-06-17
   days on market $219,900 Active 63 DOM
5. 2026-06-16
   days on market $219,900 Active 62 DOM
6. 2026-06-15
   days on market $219,900 Active 61 DOM
7. 2026-06-14
   days on market $219,900 Active 59 DOM
8. 2026-06-13
   days on market $219,900 Active 58 DOM
9. 2026-06-10
   days on market $219,900 Active 56 DOM
10. 2026-06-09
    days on market $219,900 Active 55 DOM
11. 2026-06-09
    remarks 231-char remark
12. 2026-06-08
    days on market $219,900 Active 54 DOM
13. 2026-06-07
    days on market $219,900 Active 53 DOM
14. 2026-06-05
    days on market $219,900 Active 50 DOM
15. 2026-06-03
    days on market $219,900 Active 49 DOM
16. 2026-06-03
    days on market $219,900 Active 48 DOM
17. 2026-06-01
    days on market $219,900 Active 47 DOM
18. 2026-05-31
    days on market $219,900 Active 46 DOM
19. 2026-05-30
    days on market $219,900 Active 45 DOM
20. 2026-04-24
    historical $1,800
21. 2026-04-13
    listed $219,900 New 228-char remark

    Show marketing remark (228 chars)

    This home is minutes away from downtown, and all the amenities Statesboro has to offer. Currently being used as a rental. 3bedroom/2bath, laundry room, enclosed back porch area. Backyard is big with shed and covered pole barn.

22. 2026-02-09
    listed $1,800
23. 2025-02-01
    historical $1,750
24. 2024-12-05
    listed $1,750
25. 2022-11-22
    soldstatus $169,000 Sold 279-char remark

    Show marketing remark (279 chars)

    3 BR 2 BATH HOME IN GREAT LOCATION INSIDE CITY LIMITS. LARGE LIVINGROOM WITH BRICK FIREPLACE, FORMAL DININGROOM, LARGE KITCHEN THAT HAS BEEN REMODELED OFFICE AREA, LARGE MASTER BEDROOM. WONDERFUL SUNROOM THAT IS HEATED AND COOLED. HOME IS CURRENTLY LEASED UNTIL FEBRUARY 25, 2023

26. 2022-11-18
    soldstatus $169,000
27. 2022-10-11
    listed $197,000 New 279-char remark

    Show marketing remark (279 chars)

    3 BR 2 BATH HOME IN GREAT LOCATION INSIDE CITY LIMITS. LARGE LIVINGROOM WITH BRICK FIREPLACE, FORMAL DININGROOM, LARGE KITCHEN THAT HAS BEEN REMODELED OFFICE AREA, LARGE MASTER BEDROOM. WONDERFUL SUNROOM THAT IS HEATED AND COOLED. HOME IS CURRENTLY LEASED UNTIL FEBRUARY 25, 2023

28. 2021-10-29
    soldstatus $125,000 Sold
29. 2021-10-29
    soldstatus $125,000
30. 2021-10-01
    status Under Contract
31. 2021-09-27
    listed $129,000 New

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$324/yr (+$27/mo · 19.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,985
• − Mortgage interest: −$12,318
• − Property taxes: −$1,699
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$6,397
• Taxable loss: −$3,045
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $1,463/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 — Statesboro

• Score: 68/100
• State rank: #151
• US rank: #9809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Statesboro, GA
• County: Bulloch County · 73,507 people
• City population: 67,164
• Metro: Statesboro, GA
• Population (ZIP): 49,717
• Household income: $52,038
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 3020.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 53% Black 36% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -95.47%
• Current HPI: 201.6684
• Rent YoY: ▲ 1.62%
• 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

-98.6% since first listed

12 events — show timeline

• 2026-04-24 Rental Removed $1,800 GAMLS
• 2026-04-13 Listed $219,900 GAMLS
• 2026-02-09 Listed for Rent $1,800 GAMLS
• 2025-02-01 Rental Removed $1,750 GAMLS
• 2024-12-05 Listed for Rent $1,750 GAMLS
• 2022-11-22 Sold (MLS) $169,000 GAMLS
• 2022-11-18 Sold (Public Records) $169,000 Public Records
• 2022-10-11 Listed $197,000 GAMLS
• 2021-10-29 Sold (Public Records) $125,000 Public Records
• 2021-10-29 Sold (MLS) $125,000 GAMLS
• 2021-10-01 Pending — GAMLS
• 2021-09-27 Listed $129,000 GAMLS

Property tax history

+11.3%/yr

Latest (2025): $1,699 · +34.4% YoY. Source: county tax records.