230 Lanier Dr Unit 257-262 · Statesboro, GA 30458

$690,000

None bd · None ba · — sqft · Condo · 315 Days on market

Built 1991 Fair condition $4/mo HOA

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.0/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

6 Units for Sale in Park Place. Close to GSU. All 3 Bedrooms/2 Baths. Units 257,258,259,260,261,262. Annual Lease when lease renews will raise rent to $1010 per month.

Key facts

• 1,306 sq ft lot
• 2 parking spots
• Built 1991

Property features AI

Finance

• Other: Unit numbers 257–262; Park Place subdivision; Located in Statesboro, GA (Bulloch County)
• Financial info: Investor-owned special listing condition; Accepts 1031 exchange, cash, conventional financing; List price available
• HOA & community: Association fee $50 (includes other items); Association present

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential income property; Multi-family (6 units)
• Construction: Built in 1991
• Exterior features: Brick exterior; Slab foundation

Interior

• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: One level; No basement; No fireplaces

What this means for you Summary

Snapshot

• This is a condo listed at $690k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-4k ($-47k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (81.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (83.8% below list).
• Recommended offer: $112k (83.8% below list) — sets the bar for 1% rule.
• Cap rate -0.5% vs local median 3.6% in Statesboro — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Langston Chapel Elementary School (math 16% / reading 13%, grade F, #996 of 1,228 statewide, top 83%, 644 students, 97% 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 85% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 32% district-wide (-16 pts) — the specific schools serving this property underperform the Bulloch County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 335 active listings in the ZIP; 22 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 315 days — a 12% lower offer ($607k) 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,688 (83.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 315 days. Have you received any prior offers? Is the seller open to a 84% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.16% ✗
• Cap rate: -0.47%
• Cash-on-cash: -24.16%
• DSCR: -0.08
• GRM: 51.5

CMA / ARV

No comps found within radius.

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Lanier Dr #8	0.00mi	2/2.0	—	10mo	$87,500	—	79
222 Lanier Dr #308	0.19mi	2/—	—	2mo	$95,000	—	77
140 Lanier Dr #9	0.48mi	—/—	—	14mo	$90,000	—	53

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: -70.6%
• Equity multiple: -0.87×
• Total profit: $-361,083
• Equity at exit: $102,881

10-year hold

• IRR: —
• Equity multiple: -2.31×
• Total profit: $-639,485
• Equity at exit: $59,659

Cash invested: $193,200 (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: 51.5×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$3,618
• Tax est. 1.5%: −$862 /mo · $10,350/yr
• Insurance: −$288
• HOA: −$4
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-3,890

Break-even live

Break-even rent $6,041

Max offer price $127,096

Occupancy floor —

Sensitivity live

Price	-10% $-3,413	-5% $-3,652	+0% $-3,890	+5% $-4,129	+10% $-4,367
Rent	-10% $-3,978	-5% $-3,934	+0% $-3,890	+5% $-3,846	+10% $-3,802
Rate	-1.0pp $-3,543	-0.5pp $-3,715	base $-3,890	+0.5pp $-4,069	+1.0pp $-4,251

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: $172,500
• Closing costs: $20,700
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Lanier Dr Unit 221 Statesboro, GA	2.0	2.0	850	$925	$1.09	44d	1	0.03mi
230 Lanier Dr #21 Statesboro, GA	2.0	2.0	—	$1,000	—	44d	1	0.03mi
230 Lanier Dr #74 Statesboro, GA	2.0	2.0	997	$950	$0.95	44d	1	0.03mi
223 Lanier Dr Unit 1 Statesboro, GA	1.0	1.0	650	$895	$1.38	44d	1	0.28mi
104 Aruba Ave Statesboro, GA	3.0	3.0	1225	$1,650	$1.35	44d	1	0.32mi
140 Lanier Dr Unit 141 Statesboro, GA	2.0	1.0	825	$950	$1.15	44d	1	0.50mi
140 Lanier Dr Statesboro, GA	2.0	1.0	—	$900	—	44d	1	0.50mi
140 Lanier Dr #91 Statesboro, GA	2.0	1.0	850	$925	$1.09	44d	1	0.50mi
1150 Brampton Ave Statesboro, GA	2.0–3.0	2.0–3.0	1025	$1,500	$1.46	44d	11	0.54mi
819 Robin Hood Trl Statesboro, GA	2.0	2.0	860	$1,134	$1.32	44d	8	0.62mi
2000 Stambuk Ln Statesboro, GA	1.0–4.0	1.0–4.0	1030	$929	$0.90	44d	26	0.65mi
1801 Chandler Rd Unit 57 Statesboro, GA	2.0	1.0	750	$900	$1.20	44d	1	0.80mi
17931 Highway 67 Statesboro, GA	3.0	1.0–3.0	775	$1,035	$1.34	44d	2	0.83mi
20 University Pl Statesboro, GA	3.0	2.0	1120	$1,500	$1.34	44d	1	0.90mi
251 Knight Dr #7 Statesboro, GA	2.0	1.5	1050	$1,050	$1.00	44d	1	0.91mi
110 Lanier Dr #18 Statesboro, GA	2.0	1.0	—	$925	—	44d	1	0.97mi
109 Harvey Dr Statesboro, GA	1.0	1.0	685	$965	$1.41	44d	2	1.03mi
100 Lanier Dr #17 Statesboro, GA	2.0	1.0	750	$900	$1.20	44d	1	1.05mi
97 Briarwood Rd Unit Briarwood 97 Statesboro, GA	2.0	2.5	—	$1,500	—	44d	1	1.08mi
107 Briarwood Rd Unit Briarwood 107 Statesboro, GA	2.0	2.5	—	$1,500	—	44d	1	1.08mi
219 Herschel Dr Statesboro, GA	2.0	2.0	—	$1,325	—	44d	1	1.27mi
817 S Main St Unit 1 Bedroom / 1 Bath Statesboro, GA	1.0	1.0	500	$810	$1.62	44d	1	1.42mi

HOA detail condo

• Monthly dues: $4 · $48/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $690,000 Active 315 DOM
2. 2026-06-18
   days on market $690,000 Active 314 DOM
3. 2026-06-17
   days on market $690,000 Active 313 DOM
4. 2026-06-16
   days on market $690,000 Active 312 DOM
5. 2026-06-15
   days on market $690,000 Active 311 DOM
6. 2026-06-14
   days on market $690,000 Active 309 DOM
7. 2026-06-13
   days on market $690,000 Active 308 DOM
8. 2026-06-10
   days on market $690,000 Active 306 DOM
9. 2026-06-09
   days on market $690,000 Active 305 DOM
10. 2026-06-08
    days on market $690,000 Active 304 DOM
11. 2026-06-07
    days on market $690,000 Active 303 DOM
12. 2026-06-05
    days on market $690,000 Active 300 DOM
13. 2026-06-03
    days on market $690,000 Active 299 DOM
14. 2026-06-03
    days on market $690,000 Active 298 DOM
15. 2026-06-01
    days on market $690,000 Active 297 DOM
16. 2026-05-31
    days on market $690,000 Active 296 DOM
17. 2026-05-30
    days on market $690,000 Active 295 DOM
18. 2026-02-05
    status Back On Market
19. 2026-02-03
    status Under Contract
20. 2025-08-04
    listed $690,000 New

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 19 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: $13,403
• − Mortgage interest: −$38,651
• − Property taxes: −$10,350
• − Insurance: −$3,450
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − HOA: −$48
• − Depreciation: −$20,073
• Taxable loss: −$61,313
• Est. tax savings @ 24.0%: +$14,715
• After-tax cash flow: $-31,966/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 · 1 photo

Fair 40/100 Moderate rehab

The property is in fair condition with good roof and exterior. Minor repairs and maintenance are needed, and painting the exterior and landscaping would significantly increase its value.

Repairs flagged

• Minor landscaping — Some bushes need trimming

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both landscaping — Improves curb appeal and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Some bushes need trimming	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both landscaping — Improves curb appeal and rental appeal ↑

ⓘ 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

3 events — show timeline

• 2026-02-05 Relisted — GAMLS
• 2026-02-03 Pending — GAMLS
• 2025-08-04 Listed $690,000 GAMLS