279 Pasture Ln · Statesboro, GA 30461

$273,990

4 bd · 2.5 ba · 1,763 sqft · Townhouse · 164 Days on market

Built 2026 Good condition $155/sqft · 51% above area ↓ 4% since listing

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Stockyard in Statesboro, Georgia! Ideally located near Julia P. Bryant Elementary School, Georgia Southern University, major employers such as the Hyundai plant, and just minutes from charming downtown, Stockyard offers a perfect balance of work, school, and leisure access. The Norman plan is a two-story townhome designed for both comfort and versatility. Step into your open-concept kitchen with beautiful granite countertops, stainless steel appliances, and an included refrigerator where Smart Home technology and 2" faux wood blinds enhance your everyday living experience. The main floor features a generous primary suite with dual vanities, a walk-in closet, and a stand-up s

Key facts

• Open-concept kitchen
• Primary suite
• Granite countertops

Tags

• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SMART HOME TECHNOLOGY
• FAUX WOOD BLINDS
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $207 ($2k/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 $266k (3.0% below list).
• Recommended offer: $241k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Julia P. Bryant Elementary School (math 43% / reading 39%, grade F, #411 of 1,228 statewide, top 34%, 748 students, 52% FRL); William James Middle School (math 27% / reading 39%, grade F, #213 of 470 statewide, top 47%, 577 students, 66% FRL); Statesboro High School (math 15% / reading 12%, grade F, #325 of 424 statewide, top 78%, 1,760 students, 63% FRL).
• Market conditions: 258 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 668 units permitted in Bulloch County in 2024 (6 in 5+ unit buildings).
• This rent runs 40% of the median local income ($80k/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 $8k 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 164 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $241,111 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $182,000
• List price: $273,990
• Delta: 50.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-31,203
• Equity at exit: $40,853

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-10,068
• Equity at exit: $23,690

Cash invested: $76,717 (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 30461

• Active inventory: 258
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,658 medium
• Mortgage (P&I): −$1,437
• Tax est. 1.5%: −$342 /mo · $4,110/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $207

Break-even live

Break-even rent $2,397

Max offer price $273,990

Occupancy floor 87%

Sensitivity live

Price	-10% $396	-5% $301	+0% $207	+5% $112	+10% $17
Rent	-10% $-3	-5% $102	+0% $207	+5% $312	+10% $417
Rate	-1.0pp $345	-0.5pp $276	base $207	+0.5pp $136	+1.0pp $63

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: $68,498
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 Miller Street Ext Statesboro, GA	1.0–3.0	1.5–2.5	1165	$3,201	$2.75	45d	9	0.54mi
199 Zetterower Rd Statesboro, GA	4.0	2.0	1600	$2,000	$1.25	45d	1	1.11mi

Listing history 26 events

1. 2026-06-21
   days on market $273,990 Active 164 DOM
2. 2026-06-19
   days on market $273,990 Active 162 DOM
3. 2026-06-18
   days on market $273,990 Active 161 DOM
4. 2026-06-17
   days on market $273,990 Active 160 DOM
5. 2026-06-16
   days on market $273,990 Active 159 DOM
6. 2026-06-15
   days on market $273,990 Active 158 DOM
7. 2026-06-14
   days on market $273,990 Active 156 DOM
8. 2026-06-13
   days on market $273,990 Active 155 DOM
9. 2026-06-10
   days on market $273,990 Active 153 DOM
10. 2026-06-09
    days on market $273,990 Active 152 DOM
11. 2026-06-08
    days on market $273,990 Active 151 DOM
12. 2026-06-07
    days on market $273,990 Active 150 DOM
13. 2026-06-05
    days on market $273,990 Active 147 DOM
14. 2026-06-03
    days on market $273,990 Active 146 DOM
15. 2026-06-03
    days on market $273,990 Active 145 DOM
16. 2026-06-01
    days on market $273,990 Active 144 DOM
17. 2026-05-31
    days on market $273,990 Active 143 DOM
18. 2026-05-30
    days on market $273,990 Active 142 DOM
19. 2026-05-11
    historical
20. 2026-05-11
    historical
21. 2026-03-22
    price $273,990
22. 2026-01-12
    price $288,990
23. 2026-01-09
    price $288,990
24. 2026-01-08
    listed $283,990 Active
25. 2026-01-05
    listed $283,990 Active
26. 2026-01-05
    listed $265,990 Active

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

Taxation est. · year 1

• Rental income: $31,899
• − Mortgage interest: −$15,348
• − Property taxes: −$4,110
• − Insurance: −$1,370
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$7,971
• Taxable loss: −$2,003
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $2,959/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained townhouse in Statesboro, Georgia, offers a modern and comfortable living experience with smart home technology and a prime location.

Value-add opportunities

• Both Smart Home technology — Enhances everyday living experience and adds modern appeal
• Both Smart locks — Improves security and convenience
• Both Smart thermostat — Saves energy and enhances comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Smart Home technology — Enhances everyday living experience and adds modern appeal ↑
• Both Smart locks — Improves security and convenience ↑
• Both Smart thermostat — Saves energy and enhances comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,447
• Household income: $80,224
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 258.0

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 (69%)
• Race & ethnicity: White 69% Black 23% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Italian 4% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% 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: ▼ -100.47%
• Current HPI: 184.7341
• 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

-3.5% since first listed

8 events — show timeline

• 2026-05-11 Listing Removed — GAMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-22 Price Changed $273,990 Zillow
• 2026-01-12 Price Changed $288,990 Hive MLS
• 2026-01-09 Price Changed $288,990 Zillow
• 2026-01-08 Listed $283,990 Zillow
• 2026-01-05 Listed $265,990 GAMLS
• 2026-01-05 Listed $283,990 Hive MLS