315 Brannen St · Statesboro, GA 30458

$229,000

4 bd · 2.0 ba · 1,815 sqft · MultiFamily public records · 19 Days on market

Built 1970 0.41 ac lot Est $212k · 8% over ↓ 24% since listing

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Why this score? — see what drove the C- 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.8/10.0
• ARV discount +4.0/15.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment opportunity in Statesboro! This well-maintained multifamily duplex features two units, each offering 2 bedrooms and 1 full bath. Both units boast spacious kitchens with ample cabinetry. Ideal for investors or owner-occupants looking to generate rental income, this property offers strong potential in a desirable location. Unit A is currently vacant, but tenant moves in April 27, 2026. Leased at $1200. Lease ends August 2027. Unit B is leased through August 2026. Leased at $1175.

Key facts

• Multifamily duplex
• Ample cabinetry
• Desirable location

Tags

• INVESTMENT OPPORTUNITY
• MULTIFAMILY DUPLEX
• SPACIOUS KITCHENS
• AMPLE CABINETRY
• DESIRABLE LOCATION

Property features AI

Finance

• Financial info: Annual tax: $1,862

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); Attached property; 1-story
• Construction: Brick construction
• Exterior features: Lot approximately 0.41 acres; Zoning: ZN57; 1 common wall

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $229k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive. Per door: $229/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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+, schools D-.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 335 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• At $2,477/mo this rent would consume 57% of the median local household income ($52k/yr) (locally 3020% 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 $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 19 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• 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 $225,565 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $212,355
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 Northside Dr E	0.54mi	3/2.0 (-1)	1,660 (-8%)	10mo	$195,000	$117	48

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-11,293
• Equity at exit: $34,145

10-year hold

• IRR: 3.3%
• Equity multiple: 1.22×
• Total profit: $14,194
• Equity at exit: $19,800

Cash invested: $64,120 (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: 335
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,477 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $459

Break-even live

Break-even rent $1,896

Max offer price $229,000

Occupancy floor 76%

Sensitivity live

Price	-10% $588	-5% $524	+0% $459	+5% $394	+10% $329
Rent	-10% $263	-5% $361	+0% $459	+5% $557	+10% $655
Rate	-1.0pp $574	-0.5pp $517	base $459	+0.5pp $399	+1.0pp $339

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,478
Total (2 units)			$2,477

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	44d	1	0.40mi
404 Marvin Ave Statesboro, GA	3.0	2.0	1546	$1,650	$1.07	44d	1	0.71mi
403 Catherine Ave Statesboro, GA	3.0	2.0	1568	$1,475	$0.94	44d	1	0.75mi
809 Gentilly Rd Statesboro, GA	4.0	2.0	1595	$1,600	$1.00	44d	1	0.82mi
107 Bel Air Dr Statesboro, GA	3.0	2.0	1736	$1,700	$0.98	44d	1	1.26mi
103 Pearson Ln Statesboro, GA	3.0	2.5	1520	$1,650	$1.09	44d	1	1.41mi
193 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	44d	1	1.42mi
177 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	44d	1	1.42mi
197 Braxton Blvd Statesboro, GA	3.0	2.0–2.5	1517	$1,825	$1.20	44d	13	1.44mi
190 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	44d	1	1.44mi
169 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	44d	1	1.44mi
153 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	44d	1	1.49mi

Listing history 8 events

1. 2026-04-28
   status Under Contract 499-char remark

   Show marketing remark (499 chars)

   Great investment opportunity in Statesboro! This well-maintained multifamily duplex features two units, each offering 2 bedrooms and 1 full bath. Both units boast spacious kitchens with ample cabinetry. Ideal for investors or owner-occupants looking to generate rental income, this property offers strong potential in a desirable location. Unit A is currently vacant, but tenant moves in April 27, 2026. Leased at $1200. Lease ends August 2027. Unit B is leased through August 2026. Leased at $1175.

2. 2026-04-28
   status Pending

   Show marketing remark (499 chars)

   Great investment opportunity in Statesboro! This well-maintained multifamily duplex features two units, each offering 2 bedrooms and 1 full bath. Both units boast spacious kitchens with ample cabinetry. Ideal for investors or owner-occupants looking to generate rental income, this property offers strong potential in a desirable location. Unit A is currently vacant, but tenant moves in April 27, 2026. Leased at $1200. Lease ends August 2027. Unit B is leased through August 2026. Leased at $1175.

3. 2026-04-23
   price $229,000

   Show marketing remark (499 chars)

   Great investment opportunity in Statesboro! This well-maintained multifamily duplex features two units, each offering 2 bedrooms and 1 full bath. Both units boast spacious kitchens with ample cabinetry. Ideal for investors or owner-occupants looking to generate rental income, this property offers strong potential in a desirable location. Unit A is currently vacant, but tenant moves in April 27, 2026. Leased at $1200. Lease ends August 2027. Unit B is leased through August 2026. Leased at $1175.

4. 2026-04-23
   price $229,000 499-char remark

   Show marketing remark (499 chars)

   Great investment opportunity in Statesboro! This well-maintained multifamily duplex features two units, each offering 2 bedrooms and 1 full bath. Both units boast spacious kitchens with ample cabinetry. Ideal for investors or owner-occupants looking to generate rental income, this property offers strong potential in a desirable location. Unit A is currently vacant, but tenant moves in April 27, 2026. Leased at $1200. Lease ends August 2027. Unit B is leased through August 2026. Leased at $1175.

5. 2026-04-09
   listed $239,000 Active

   Show marketing remark (499 chars)

   Great investment opportunity in Statesboro! This well-maintained multifamily duplex features two units, each offering 2 bedrooms and 1 full bath. Both units boast spacious kitchens with ample cabinetry. Ideal for investors or owner-occupants looking to generate rental income, this property offers strong potential in a desirable location. Unit A is currently vacant, but tenant moves in April 27, 2026. Leased at $1200. Lease ends August 2027. Unit B is leased through August 2026. Leased at $1175.

6. 2026-04-09
   listed $239,000 New 499-char remark

   Show marketing remark (499 chars)

   Great investment opportunity in Statesboro! This well-maintained multifamily duplex features two units, each offering 2 bedrooms and 1 full bath. Both units boast spacious kitchens with ample cabinetry. Ideal for investors or owner-occupants looking to generate rental income, this property offers strong potential in a desirable location. Unit A is currently vacant, but tenant moves in April 27, 2026. Leased at $1200. Lease ends August 2027. Unit B is leased through August 2026. Leased at $1175.

7. 2022-09-06
   soldstatus $205,000
8. 2022-04-07
   soldstatus $300,000

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $2,420 · $202/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 2/10 Low
• 🌡 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: $29,724
• − Mortgage interest: −$12,828
• − Property taxes: −$2,420
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$6,662
• Taxable income: $1,913
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $5,047/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

-23.7% since first listed

8 events — show timeline

• 2026-04-28 Pending — GAMLS
• 2026-04-28 Pending — Hive MLS
• 2026-04-23 Price Changed $229,000 Hive MLS
• 2026-04-23 Price Changed $229,000 GAMLS
• 2026-04-09 Listed $239,000 Hive MLS
• 2026-04-09 Listed $239,000 GAMLS
• 2022-09-06 Sold (Public Records) $205,000 Public Records
• 2022-04-07 Sold (Public Records) $300,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,420 · +30.0% YoY. Source: county tax records.