129 Landmark Cir · Statesboro, GA 30458

$253,150

3 bd · 2.0 ba · 1,299 sqft · MultiFamily · 55 Days on market

Built 2025 Excellent condition 0.63 ac lot $195/sqft · 19% above area Est $300k · 15% under $21/mo HOA · 2% of rent

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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 +17.6/30.0
• ARV discount +14.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

The first floor of this new two-story home is host to an inviting open-concept floorplan that blends the kitchen, living and dining areas for seamless entertaining and multitasking. All four bedrooms are located on the second floor, including the luxe owner's suite at the back of the home with a spa-inspired bathroom and generous walk-in closet.

Key facts

• New-home community
• Lofty great room
• 0.63 acre lot

Tags

• NEW-HOME COMMUNITY
• CURB AND GUTTER LINED STREETS
• LOFTY GREAT ROOM
• LUXURY PLANK FLOORING
• CUSTOM SHAKER CABINETRY
• STAINLESS APPLIANCE PKG

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $253k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $197 ($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 $249k (1.6% below list).
• Recommended offer: $246k (3.0% 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+, 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; 11 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 $2,491/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 $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 55 days — a 3% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 5y ago; this cycle's ask has dropped $59k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $151k; list at $253k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $245,555 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $299,521
• List price: $253,150
• Delta: -7.18%
• 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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-31,809
• Equity at exit: $37,745

10-year hold

• IRR: -5.8%
• Equity multiple: 0.65×
• Total profit: $-24,919
• Equity at exit: $21,888

Cash invested: $70,882 (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: 16.9×

Monthly cashflow live

• Estimated rent: $2,491 medium
• Mortgage (P&I): −$1,328
• Tax est. 1.5%: −$316 /mo · $3,797/yr
• Insurance: −$105
• HOA: −$21
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $197

Break-even live

Break-even rent $2,241

Max offer price $253,150

Occupancy floor 87%

Sensitivity live

Price	-10% $372	-5% $285	+0% $197	+5% $110	+10% $22
Rent	-10% $1	-5% $99	+0% $197	+5% $296	+10% $394
Rate	-1.0pp $325	-0.5pp $262	base $197	+0.5pp $132	+1.0pp $65

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,490
Total (2 units)			$2,491

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: $63,288
• Closing costs: $7,594
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17931 Highway 67 Statesboro, GA	3.0	1.0–3.0	775	$1,245	$1.61	44d	2	0.54mi
2000 Stambuk Ln Statesboro, GA	1.0–4.0	1.0–4.0	1030	$1,268	$1.23	44d	26	0.72mi
152 Reserve Ln Statesboro, GA	2.0	3.0	1200	$1,400	$1.17	44d	1	1.10mi
1150 Brampton Ave Statesboro, GA	2.0–3.0	2.0–3.0	1025	$1,900	$1.85	44d	11	1.12mi
140 Reserve Ln Statesboro, GA	3.0	4.0	1300	$1,550	$1.19	44d	1	1.13mi
104 Aruba Ave Statesboro, GA	3.0	3.0	1225	$1,650	$1.35	44d	1	1.24mi
819 Robin Hood Trl Statesboro, GA	2.0	2.0	860	$1,134	$1.32	44d	8	1.30mi
401 Abaco Cir Unit 401 Statesboro, GA	2.0	2.0	1220	$1,500	$1.23	44d	1	1.31mi
230 Lanier Dr #74 Statesboro, GA	2.0	2.0	997	$950	$0.95	44d	1	1.33mi
1881 SS Railroad Bed Rd Statesboro, GA	1.0–2.0	1.0–2.0	853	$1,960	$2.30	44d	23	1.44mi
20 University Pl Statesboro, GA	3.0	2.0	1120	$1,500	$1.34	44d	1	1.48mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 44 events

1. 2026-06-09
   remarks 695-char remark
2. 2026-06-09
   pricestatusdays on marketlisting id $253,150 Pending 55 DOM
3. 2026-06-08
   days on market $278,025 Active 31 DOM
4. 2026-06-07
   days on market $278,025 Active 30 DOM
5. 2026-06-05
   days on market $278,025 Active 27 DOM
6. 2026-06-03
   days on market $278,025 Active 26 DOM
7. 2026-06-03
   days on market $278,025 Active 25 DOM
8. 2026-06-01
   days on market $278,025 Active 24 DOM
9. 2026-05-31
   days on market $278,025 Active 23 DOM
10. 2026-05-30
    days on market $278,025 Active 22 DOM
11. 2026-05-15
    price $287,201 347-char remark

    Show marketing remark (347 chars)

    The first floor of this new two-story home is host to an inviting open-concept floorplan that blends the kitchen, living and dining areas for seamless entertaining and multitasking. All four bedrooms are located on the second floor, including the luxe owner's suite at the back of the home with a spa-inspired bathroom and generous walk-in closet.

12. 2026-05-13
    listed $312,201 Active 347-char remark

    Show marketing remark (347 chars)

    The first floor of this new two-story home is host to an inviting open-concept floorplan that blends the kitchen, living and dining areas for seamless entertaining and multitasking. All four bedrooms are located on the second floor, including the luxe owner's suite at the back of the home with a spa-inspired bathroom and generous walk-in closet.

13. 2026-05-13
    listed $335,625 Active 347-char remark

    Show marketing remark (347 chars)

    The first floor of this new two-story home is host to an inviting open-concept floorplan that blends the kitchen, living and dining areas for seamless entertaining and multitasking. All four bedrooms are located on the second floor, including the luxe owner's suite at the back of the home with a spa-inspired bathroom and generous walk-in closet.

14. 2026-05-13
    listed $348,523 Active

    Show marketing remark (347 chars)

    The first floor of this new two-story home is host to an inviting open-concept floorplan that blends the kitchen, living and dining areas for seamless entertaining and multitasking. All four bedrooms are located on the second floor, including the luxe owner's suite at the back of the home with a spa-inspired bathroom and generous walk-in closet.

15. 2026-05-07
    listed $335,625 Active
16. 2026-05-07
    listed $348,523 Active
17. 2026-04-30
    price $268,990
18. 2026-03-29
    historical
19. 2026-03-05
    status Pending
20. 2026-03-02
    listed $279,990
21. 2026-02-04
    listed $2,689,900 New
22. 2026-01-10
    listed $253,150 Active
23. 2025-10-23
    historical
24. 2025-10-17
    listed $341,990 New
25. 2025-10-09
    soldstatus $151,000
26. 2025-09-29
    soldstatus $349,500 Sold
27. 2025-09-18
    soldstatus $75,500
28. 2025-08-27
    soldstatus $325,000
29. 2025-08-21
    soldstatus $325,000 Sold
30. 2025-08-10
    listed $151,000
31. 2025-08-10
    listed $75,500
32. 2025-08-07
    soldstatus $245,900 Sold
33. 2025-07-08
    status Under Contract
34. 2025-06-29
    historical
35. 2025-06-27
    listed $355,990
36. 2025-06-23
    listed $325,000 New
37. 2025-06-13
    listed $325,000
38. 2025-06-04
    historical Active Under Contract
39. 2025-05-29
    listed $245,900 New
40. 2025-05-01
    listed $300,440 New
41. 2023-06-14
    historical
42. 2023-06-14
    historical
43. 2021-09-16
    listed $1,575
44. 2021-09-16
    listed $1,575

ⓘ 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: $29,892
• − Mortgage interest: −$14,180
• − Property taxes: −$3,797
• − Insurance: −$1,266
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − HOA: −$252
• − Depreciation: −$7,364
• Taxable loss: −$1,750
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $2,789/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

Excellent 95/100 None rehab

This multi-family home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from minor aesthetic updates to enhance its curb appeal and marketability.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal
• Resale Landscaping improvements — Enhances curb appeal
• Both Replace window treatments — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal ↑
• Both Replace window treatments — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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): 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

+18135.0% since first listed

34 events — show timeline

• 2026-05-15 Price Changed $287,201 Zillow
• 2026-05-13 Listed $312,201 Zillow
• 2026-05-13 Listed $335,625 Zillow
• 2026-05-13 Listed $348,523 Zillow
• 2026-05-07 Listed $348,523 Hive MLS
• 2026-05-07 Listed $335,625 Hive MLS
• 2026-04-30 Price Changed $268,990 GAMLS
• 2026-03-29 Listing Removed — GAMLS
• 2026-03-05 Pending — Hive MLS
• 2026-03-02 Listed $279,990 GAMLS
• 2026-02-04 Listed $2,689,900 GAMLS
• 2026-01-10 Listed $253,150 Hive MLS
• 2025-10-23 Listing Removed — GAMLS
• 2025-10-17 Listed $341,990 GAMLS
• 2025-10-09 Sold (MLS) $151,000 GAMLS
• 2025-09-29 Sold (MLS) $349,500 GAMLS
• 2025-09-18 Sold (MLS) $75,500 GAMLS
• 2025-08-27 Sold (MLS) $325,000 GAMLS
• 2025-08-21 Sold (MLS) $325,000 GAMLS
• 2025-08-10 Listed $75,500 GAMLS
• 2025-08-10 Listed $151,000 GAMLS
• 2025-08-07 Sold (MLS) $245,900 GAMLS
• 2025-07-08 Pending — GAMLS
• 2025-06-29 Listing Removed — GAMLS
• 2025-06-27 Listed $355,990 GAMLS
• 2025-06-23 Listed $325,000 GAMLS
• 2025-06-13 Listed $325,000 GAMLS
• 2025-06-04 Contingent — GAMLS
• 2025-05-29 Listed $245,900 GAMLS
• 2025-05-01 Listed $300,440 GAMLS
• 2023-06-14 Listing Removed — Hive MLS
• 2023-06-14 Listing Removed — Hive MLS
• 2021-09-16 Listed $1,575 Hive MLS
• 2021-09-16 Listed $1,575 Hive MLS