10 Bryant St · Statesboro, GA 30458

$150,000

3 bd · 2.0 ba · 1,624 sqft · Other public records · 10 Days on market

Built 1958 0.27 ac lot

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Listing remarks

What a Deal! 1624 SF Home plus a small buildable lot located in the City Limits. Great Location for a Rental or Starter. Parcel Number S08000059000 Also Included with the Sale

Key facts

• Great location
• Small buildable lot
• 0.27 acre lot

Tags

• SMALL BUILDABLE LOT
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.0% 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: Rents rising (+1.6%/yr); 335 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 40% 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 $1k of loan paydown is wiped out by about $4k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $150,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.16% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,406
• Equity at exit: $22,365

10-year hold

• IRR: 9.8%
• Equity multiple: 1.71×
• Total profit: $29,918
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$787
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $458

Break-even live

Break-even rent $1,161

Max offer price $150,000

Occupancy floor 69%

Sensitivity live

Price	-10% $542	-5% $500	+0% $458	+5% $415	+10% $373
Rent	-10% $320	-5% $389	+0% $458	+5% $526	+10% $595
Rate	-1.0pp $533	-0.5pp $496	base $458	+0.5pp $419	+1.0pp $379

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	44d	9	0.65mi
148 Buckhaven Way Unit 148 Statesboro, GA	2.0	2.0	1092	$1,350	$1.24	44d	1	0.79mi
192 Zetterower Rd Statesboro, GA	3.0	2.0	1125	$1,750	$1.56	44d	1	0.82mi
187 Buckhaven Way Statesboro, GA	2.0	2.0	1082	$1,300	$1.20	44d	1	0.84mi
199 Zetterower Rd Statesboro, GA	4.0	2.0	1600	$2,000	$1.25	44d	1	0.86mi
206 E Grady St Statesboro, GA	4.0	3.0	1973	$1,950	$0.99	44d	1	1.22mi
414 Zetterower Rd Unit B Statesboro, GA	2.0	1.0	1100	$1,400	$1.27	44d	1	1.27mi
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	1.45mi
197 Braxton Blvd Statesboro, GA	3.0	2.0–2.5	1517	$1,825	$1.20	44d	13	1.45mi
190 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	44d	1	1.47mi
177 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	44d	1	1.48mi

Listing history 2 events

1. 2026-04-13
   status Under Contract
2. 2026-04-01
   listed $150,000 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: $817 · $68/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$563/yr (+$47/mo · 68.9%)

ⓘ 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 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,883
• − Mortgage interest: −$8,402
• − Property taxes: −$817
• − Insurance: −$750
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$4,364
• Taxable income: $3,209
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $4,721/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

2 events — show timeline

• 2026-04-13 Pending — GAMLS
• 2026-04-01 Listed $150,000 GAMLS

Property tax history

+10.4%/yr

Latest (2025): $817 · +35.1% YoY. Source: county tax records.