112 Kent St · Statesboro, GA 30458

$89,900

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 55 Days on market

Built 1963 6,098 sqft lot $110/sqft · 28% below area Est $132k · 32% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Recently remodeled 2 bedroom home with many possibilities. Ideal city location call for your appointment for this affordable home.

Key facts

• 6,098 sq ft lot
• Built 1963
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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); 340 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 37% 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $87,203 (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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.81% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.72%
• DSCR: 2.54
• GRM: 4.6

CMA / ARV

• ARV (median comp): $131,649
• List price: $89,900
• Delta: -31.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 Martin Luther King Jr Dr	0.50mi	4/2.5 (+1)	748 (-8%)	7mo	$145,000	$194	46
17 Henry St	0.46mi	2/1.0 (-1)	862 (+6%)	23mo	$160,000	$186	45

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,669
• Equity at exit: $13,404

10-year hold

• IRR: 10.6%
• Equity multiple: 1.76×
• Total profit: $19,186
• Equity at exit: $7,773

Cash invested: $25,172 (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: 340
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$471
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $302

Break-even live

Break-even rent $1,243

Max offer price $89,900

Occupancy floor 76%

Sensitivity live

Price	-10% $353	-5% $327	+0% $302	+5% $276	+10% $251
Rent	-10% $173	-5% $238	+0% $302	+5% $366	+10% $430
Rate	-1.0pp $347	-0.5pp $325	base $302	+0.5pp $278	+1.0pp $255

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.57mi
324 N Main St Unit 4 Statesboro, GA	2.0	1.0	900	$1,195	$1.33	45d	1	0.58mi
148 Buckhaven Way Unit 148 Statesboro, GA	2.0	2.0	1092	$1,350	$1.24	45d	1	0.73mi
187 Buckhaven Way Statesboro, GA	2.0	2.0	1082	$1,300	$1.20	45d	1	0.79mi
192 Zetterower Rd Statesboro, GA	3.0	2.0	1125	$1,750	$1.56	45d	1	0.84mi
36 Easy St Statesboro, GA	2.0	1.0	814	$1,250	$1.54	45d	1	1.08mi
211 S Mulberry St Statesboro, GA	2.0	1.5	940	$1,262	$1.34	45d	2	1.16mi
217 Broad St Statesboro, GA	2.0	1.0	792	$1,350	$1.70	45d	1	1.26mi
414 Zetterower Rd Unit B Statesboro, GA	2.0	1.0	1100	$1,400	$1.27	45d	1	1.31mi
61 Packinghouse Rd Statesboro, GA	2.0	1.0	850	$1,205	$1.42	45d	5	1.45mi

Listing history 15 events

1. 2026-06-15
   status $89,900 Under Contract 55 DOM
2. 2026-06-15
   days on market $89,900 Active 55 DOM
3. 2026-06-14
   days on market $89,900 Active 53 DOM
4. 2026-06-13
   days on market $89,900 Active 52 DOM
5. 2026-06-10
   days on market $89,900 Active 50 DOM
6. 2026-06-09
   days on market $89,900 Active 49 DOM
7. 2026-06-08
   days on market $89,900 Active 48 DOM
8. 2026-06-07
   days on market $89,900 Active 47 DOM
9. 2026-06-05
   days on market $89,900 Active 44 DOM
10. 2026-06-03
    days on market $89,900 Active 43 DOM
11. 2026-06-03
    days on market $89,900 Active 42 DOM
12. 2026-06-01
    days on market $89,900 Active 41 DOM
13. 2026-05-31
    days on market $89,900 Active 40 DOM
14. 2026-05-30
    days on market $89,900 Active 39 DOM
15. 2026-04-17
    listed $89,900 New 131-char remark

    Show marketing remark (131 chars)

    Recently remodeled 2 bedroom home with many possibilities. Ideal city location call for your appointment for this affordable home.

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $827 · $69/mo
• Expected delta: +$268/yr (+$22/mo · 47.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $19,500
• − Mortgage interest: −$5,036
• − Property taxes: −$559
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$2,615
• Taxable income: $2,602
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $2,996/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

1 event — show timeline

• 2026-04-17 Listed $89,900 GAMLS

Property tax history

+11.1%/yr

Latest (2025): $559 · +190.1% YoY. Source: county tax records.