17332 N Old River Rd · Statesboro, GA 30461

$225,000

3 bd · 2.0 ba · 1,840 sqft · SingleFamily · 137 Days on market

Built 1940 Good condition 1.24 ac lot $122/sqft · 54% below area

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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).

• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Bulloch County | Portal School District | 1.24 Acres | 0.7 Miles to Rocky Ford Boat Ramp | Multi-Generational Living If you've been searching for a property that puts you steps from the water without sacrificing space, privacy, or functionality. .. this is it. Located just 0.7 miles from the Rocky Ford boat ramp on the Ogeechee River, this home delivers a lifestyle that's hard to find in Southeast Georgia - effortless access to boating, fishing, kayaking, and weekend river days, all right down the road from your front door. Situated on 1.

Key facts

• In-law suite
• Screened porch
• Guest apartment

Tags

• SCREENED PORCH
• IN-LAW SUITE
• HARDWOOD FLOORS
• PRIVATE SCREENED-IN PORCH
• SELF-CONTAINED IN-LAW SUITE
• GUEST APARTMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (23.7% below list).
• Recommended offer: $172k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.8% 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: Portal Elementary School (math 42% / reading 37%, grade F, #435 of 1,228 statewide, top 37%, 426 students, 72% FRL) — zoned schools average 72% FRL vs 55% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 396 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $171,664 (23.7% 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 137 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $490,465
• List price: $225,000
• Delta: -54.13%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Brinson St	1.95mi	3/2.0	1,890 (+3%)	35mo	$155,000	$82	40
136 Main St	2.00mi	3/2.0	2,001 (+9%)	36mo	$182,500	$91	30
6001 E Old Savannah Road Rd	0.56mi	2/2.5 (-1)	2,277 (+24%)	40mo	$470,000	$206	22
137 Main St	2.00mi	2/1.0 (-1)	1,488 (-19%)	54mo	$124,900	$84	11

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-49,094
• Equity at exit: $33,548

10-year hold

• IRR: -16.9%
• Equity multiple: 0.06×
• Total profit: $-58,947
• Equity at exit: $19,454

Cash invested: $63,000 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $225,000 ($122/sqft)
• Median days on market: 157 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +118.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30461

• Active inventory: 396
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-199

Break-even live

Break-even rent $1,968

Max offer price $196,236

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-121	+0% $-199	+5% $-277	+10% $-354
Rent	-10% $-334	-5% $-267	+0% $-199	+5% $-131	+10% $-63
Rate	-1.0pp $-85	-0.5pp $-142	base $-199	+0.5pp $-257	+1.0pp $-316

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: $56,250
• Closing costs: $6,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Exterior features: 1.24-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 9 total rooms

Listing history 50 events

1. 2026-09-12
   days on market $225,000 Active 137 DOM
2. 2026-09-11
   days on market $225,000 Active 136 DOM
3. 2026-09-05
   days on market $225,000 Active 130 DOM
4. 2026-09-04
   days on market $225,000 Active 129 DOM
5. 2026-09-03
   days on market $225,000 Active 128 DOM
6. 2026-09-02
   days on market $225,000 Active 127 DOM
7. 2026-08-30
   days on market $225,000 Active 124 DOM
8. 2026-08-29
   days on market $225,000 Active 123 DOM
9. 2026-08-28
   days on market $225,000 Active 122 DOM
10. 2026-08-27
    days on market $225,000 Active 121 DOM
11. 2026-08-26
    days on market $225,000 Active 120 DOM
12. 2026-08-25
    days on market $225,000 Active 119 DOM
13. 2026-08-24
    days on market $225,000 Active 118 DOM
14. 2026-08-23
    days on market $225,000 Active 117 DOM
15. 2026-08-22
    days on market $225,000 Active 116 DOM
16. 2026-08-21
    days on market $225,000 Active 115 DOM
17. 2026-08-20
    days on market $225,000 Active 114 DOM
18. 2026-08-19
    days on market $225,000 Active 113 DOM
19. 2026-08-18
    days on market $225,000 Active 112 DOM
20. 2026-08-17
    days on market $225,000 Active 111 DOM
21. 2026-08-16
    days on market $225,000 Active 110 DOM
22. 2026-08-15
    days on market $225,000 Active 109 DOM
23. 2026-08-14
    days on market $225,000 Active 108 DOM
24. 2026-08-13
    days on market $225,000 Active 107 DOM
25. 2026-08-12
    days on market $225,000 Active 106 DOM
26. 2026-08-11
    days on market $225,000 Active 105 DOM
27. 2026-08-10
    days on market $225,000 Active 104 DOM
28. 2026-08-09
    days on market $225,000 Active 103 DOM
29. 2026-08-08
    days on market $225,000 Active 102 DOM
30. 2026-08-07
    days on market $225,000 Active 101 DOM
31. 2026-08-06
    days on market $225,000 Active 100 DOM
32. 2026-08-05
    days on market $225,000 Active 99 DOM
33. 2026-08-04
    days on market $225,000 Active 98 DOM
34. 2026-08-03
    days on market $225,000 Active 97 DOM
35. 2026-07-31
    days on market $225,000 Active 94 DOM
36. 2026-07-30
    days on market $225,000 Active 93 DOM
37. 2026-07-29
    days on market $225,000 Active 92 DOM
38. 2026-07-27
    statusdays on market $225,000 Active 90 DOM
39. 2026-07-22
    status $225,000 Pending 88 DOM
40. 2026-07-21
    days on market $225,000 Active 88 DOM
41. 2026-07-18
    days on market $225,000 Active 85 DOM
42. 2026-07-16
    days on market $225,000 Active 83 DOM
43. 2026-07-16
    days on market $225,000 Active 82 DOM
44. 2026-07-14
    pricedays on market $225,000 Active 81 DOM
45. 2026-07-13
    days on market $264,900 Active 80 DOM
46. 2026-07-12
    days on market $264,900 Active 79 DOM
47. 2026-07-11
    days on market $264,900 Active 78 DOM
48. 2026-07-10
    days on market $264,900 Active 77 DOM
49. 2026-07-09
    days on market $264,900 Active 76 DOM
50. 2026-07-08
    days on market $264,900 Active 75 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,600
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$6,545
• Taxable loss: −$6,345
• Est. tax savings @ 24.0%: +$1,523
• After-tax cash flow: $-862/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $9,200–$27,600 screening

This home is in good condition with minimal repairs needed. It offers a great location and potential for value enhancement through exterior painting and gutter maintenance.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean and maintain gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Portal Elementary School F GA #435/1,228 Nat'l #19,648/41,679

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

C Composite livability gradescore 68/100

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 · 79,935 people
• City population: 67,164
• Metro: Statesboro, GA
• Population (ZIP): 17,447
• Household income: $80,224
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Italian 4% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3%

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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: ▼ -100.47%
• Current HPI: 184.7341
• Rent YoY: —
• Metro: Statesboro, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Exterior

• Exterior features: 1.24-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 9 total rooms

Price history

+17.8% since first listed

3 events — show timeline

• 2026-06-01 Price Changed $264,900 GIAR
• 2026-04-28 Price Changed $274,900 GIAR
• 2026-04-21 Listed $224,900 GIAR