2293 Burkhalter Rd · Statesboro, GA 30458

$186,000

3 bd · 1.0 ba · 1,294 sqft · Other public records · 137 Days on market

Built 1970 0.52 ac lot $144/sqft · 27% below area Est $255k · 27% under

---

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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick home near Georgia Southern University Golf Course! This three-bedroom, one-bath brick home is located on Burkhalter Road. It features a spacious kitchen with an island, a family room, a separate den, LVT flooring, central heating and air, and a recently added new roof. This home is perfect for first-time buyers or investors.

Key facts

• Spacious kitchen
• Separate den
• Brick home

Tags

• BRICK HOME
• SPACIOUS KITCHEN
• SEPARATE DEN
• LVT FLOORING
• CENTRAL HEATING AND AIR
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $186k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $155k (16.6% below list).
• Recommended offer: $155k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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+, 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; 668 units permitted in Bulloch County in 2024 (6 in 5+ unit buildings).
• This rent runs 36% 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 $6k 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 137 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $186k implies a 520% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,180 (16.6% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.83% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (median comp): $254,691
• List price: $186,000
• Delta: -26.97%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-25,795
• Equity at exit: $27,733

10-year hold

• IRR: -7.3%
• Equity multiple: 0.56×
• Total profit: $-22,824
• Equity at exit: $16,082

Cash invested: $52,080 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$975
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $103

Break-even live

Break-even rent $1,422

Max offer price $186,000

Occupancy floor 88%

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $186,000 Active 137 DOM
2. 2026-06-18
   days on market $186,000 Active 136 DOM
3. 2026-06-17
   days on market $186,000 Active 135 DOM
4. 2026-06-16
   days on market $186,000 Active 134 DOM
5. 2026-06-15
   days on market $186,000 Active 133 DOM
6. 2026-06-14
   days on market $186,000 Active 131 DOM
7. 2026-06-13
   days on market $186,000 Active 130 DOM
8. 2026-06-10
   days on market $186,000 Active 128 DOM
9. 2026-06-09
   days on market $186,000 Active 127 DOM
10. 2026-06-08
    days on market $186,000 Active 126 DOM
11. 2026-06-07
    days on market $186,000 Active 125 DOM
12. 2026-06-05
    days on market $186,000 Active 122 DOM
13. 2026-06-03
    days on market $186,000 Active 121 DOM
14. 2026-06-03
    days on market $186,000 Active 120 DOM
15. 2026-06-01
    days on market $186,000 Active 119 DOM
16. 2026-05-31
    days on market $186,000 Active 118 DOM
17. 2026-05-30
    days on market $186,000 Active 117 DOM
18. 2026-04-29
    price $186,000 332-char remark

    Show marketing remark (332 chars)

    Brick home near Georgia Southern University Golf Course! This three-bedroom, one-bath brick home is located on Burkhalter Road. It features a spacious kitchen with an island, a family room, a separate den, LVT flooring, central heating and air, and a recently added new roof. This home is perfect for first-time buyers or investors.

19. 2026-02-02
    listed $196,500 New 332-char remark

    Show marketing remark (332 chars)

    Brick home near Georgia Southern University Golf Course! This three-bedroom, one-bath brick home is located on Burkhalter Road. It features a spacious kitchen with an island, a family room, a separate den, LVT flooring, central heating and air, and a recently added new roof. This home is perfect for first-time buyers or investors.

20. 2025-03-14
    historical $1,125
21. 2025-03-12
    listed $1,125
22. 2016-10-21
    soldstatus $30,000 229-char remark

    Show marketing remark (229 chars)

    Estate Home for Sale. This 3 bedroom & 1 bath home located on Burkhalter Road. Home features den, living room, spacious eat in kitchen and utility room. The roof is 7 years old. Sellers are anxious to sell. Bring all offers!!

23. 2016-03-21
    listed $49,900 229-char remark

    Show marketing remark (229 chars)

    Estate Home for Sale. This 3 bedroom & 1 bath home located on Burkhalter Road. Home features den, living room, spacious eat in kitchen and utility room. The roof is 7 years old. Sellers are anxious to sell. Bring all offers!!

ⓘ 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: $843 · $70/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$869/yr (+$72/mo · 103.1%)

ⓘ 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 5/10 Major
• 🌡 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: $18,622
• − Mortgage interest: −$10,419
• − Property taxes: −$843
• − Insurance: −$930
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$5,411
• Taxable loss: −$1,960
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $1,704/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

• 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

+272.7% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $186,000 GAMLS
• 2026-02-02 Listed $196,500 GAMLS
• 2025-03-14 Rental Removed $1,125 GAMLS
• 2025-03-12 Listed for Rent $1,125 GAMLS
• 2016-10-21 Sold (MLS) $30,000 GAMLS
• 2016-03-21 Listed $49,900 GAMLS

Property tax history

+10.2%/yr

Latest (2025): $843 · +27.4% YoY. Source: county tax records.