234 Breeze Way · Statesboro, GA 30461

$278,210

4 bd · 3.0 ba · 2,170 sqft · SingleFamily · 27 Days on market

Built 2026 Good condition $128/sqft · at area comps Est $284k · at est.

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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 +8.6/30.0
• ARV discount +8.4/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home has a smart layout that offers ample space and functionality. The first floor is occupied by the living area, which includes an open Great Room, dining room and kitchen. A bedroom on the same level can be used as a home office. The three remaining bedrooms are tucked away upstairs to ensure better privacy and center around a versatile loft. The spacious owner's suite comes with an attached bathroom and oversized walk-in closet.

Key facts

• Smart layout
• Open great room
• Versatile loft

Tags

• SMART LAYOUT
• OPEN GREAT ROOM
• HOME OFFICE
• VERSATILE LOFT
• OVERSIZED WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $278k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (23.4% below list).
• Recommended offer: $213k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.9% 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: Sallie Zetterower Elementary School (math 39% / reading 29%, grade F, #554 of 1,228 statewide, top 46%, 736 students, 75% 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 78% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 416 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 668 units permitted in Bulloch County in 2024 (6 in 5+ unit buildings).
• This rent runs 32% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $8k 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 27 days — a 2% lower offer ($274k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $213,127 (23.4% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $283,893
• List price: $278,210
• Delta: -2.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Summertown Dr	0.03mi	4/3.0	2,170 (0%)	3mo	$296,391	$137	96
229 Breeze Way	0.03mi	4/3.0	2,170 (0%)	4mo	$260,000	$120	95
227 Breeze Way	0.04mi	4/2.5	1,990 (-8%)	2mo	$275,459	$138	80
184 Summertown Dr	0.04mi	4/2.5	1,990 (-8%)	3mo	$245,000	$123	80
192 Summertown Dr	0.03mi	4/2.5	1,990 (-8%)	5mo	$275,000	$138	78
1129 Bartlett Dr	0.37mi	3/2.0 (-1)	2,142 (-1%)	4mo	$310,000	$145	69
205 Birdsill St	0.74mi	4/2.5	2,203 (+2%)	10mo	$339,990	$154	52
1136 Bartlett Dr	0.54mi	4/2.5	1,997 (-8%)	9mo	$340,000	$170	52
317 Old Rockdale Dr	0.47mi	4/2.0	1,935 (-11%)	9mo	$320,000	$165	48
114 Lincoln St	0.51mi	4/2.5	2,461 (+13%)	5mo	$265,000	$108	48
209 Portland Pl	0.64mi	4/2.0	1,939 (-11%)	7mo	$335,000	$173	42
107 Sunfield Station Dr #27	0.62mi	4/2.0	1,848 (-15%)	9mo	$335,000	$181	35

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-60,268
• Equity at exit: $41,482

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-71,946
• Equity at exit: $24,055

Cash invested: $77,899 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 32 under contract
• Months of supply: 8.3 mo (12%/mo absorbed)
• Median asking: $309,900 ($154/sqft)
• Median days on market: 88 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: -14.9% vs 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: 416
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,131 high
• Mortgage (P&I): −$1,459
• Tax est. 1.5%: −$348 /mo · $4,173/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-239

Break-even live

Break-even rent $2,434

Max offer price $243,634

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-143	+0% $-239	+5% $-335	+10% $-431
Rent	-10% $-407	-5% $-323	+0% $-239	+5% $-155	+10% $-71
Rate	-1.0pp $-99	-0.5pp $-168	base $-239	+0.5pp $-311	+1.0pp $-384

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: $69,552
• Closing costs: $8,346
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8100 Burkhalter Rd #400 Statesboro, GA	3.0	2.5	1524	$1,500	$0.98	1d	1	0.95mi
474 Sandbar Ln Statesboro, GA	3.0	2.5	1602	$1,800	$1.12	0d	5	1.00mi
100 Cherry St Statesboro, GA	3.0	2.5	2260	$1,800	$0.80	10d	1	1.03mi
106 Cherry St Statesboro, GA	4.0	2.5	2289	$2,000	$0.87	10d	1	1.17mi
207 N Jackson Rd Unit 1 Statesboro, GA	4.0	3.0	2080	$2,400	$1.15	9d	1	1.27mi
214 Oakleaf Dr Statesboro, GA	4.0	3.0	2604	$2,400	$0.92	51d	1	1.29mi
214 Circle Dr Statesboro, GA	3.0	3.0	2370	$1,700	$0.72	10d	1	1.37mi
107 Greenbriar Trl Statesboro, GA	5.0	3.0	2097	$1,900	$0.91	51d	1	1.50mi

Listing history 21 events

1. 2026-06-29
   days on market $278,210 Active 27 DOM
2. 2026-06-28
   days on market $278,210 Active 26 DOM
3. 2026-06-28
   days on market $278,210 Active 25 DOM
4. 2026-06-27
   days on market $278,210 Active 24 DOM
5. 2026-06-26
   pricedays on market $278,210 Active 23 DOM
6. 2026-06-23
   days on market $323,210 Active 20 DOM
7. 2026-06-21
   days on market $323,210 Active 19 DOM
8. 2026-06-19
   days on market $323,210 Active 17 DOM
9. 2026-06-18
   days on market $323,210 Active 16 DOM
10. 2026-06-17
    days on market $323,210 Active 15 DOM
11. 2026-06-16
    days on market $323,210 Active 14 DOM
12. 2026-06-15
    days on market $323,210 Active 13 DOM
13. 2026-06-14
    days on market $323,210 Active 11 DOM
14. 2026-06-13
    days on market $323,210 Active 10 DOM
15. 2026-06-10
    days on market $323,210 Active 8 DOM
16. 2026-06-09
    days on market $323,210 Active 7 DOM
17. 2026-06-08
    days on market $323,210 Active 6 DOM
18. 2026-06-07
    days on market $323,210 Active 5 DOM
19. 2026-06-05
    days on market $323,210 Active 2 DOM
20. 2026-06-03
    remarks 455-char remark
21. 2026-06-03
    listed $323,210 Active 1 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 1/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,575
• − Mortgage interest: −$15,584
• − Property taxes: −$4,173
• − Insurance: −$1,391
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$8,093
• Taxable loss: −$7,758
• Est. tax savings @ 24.0%: +$1,862
• After-tax cash flow: $-1,005/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 · 12 photos

Good 80/100 None rehab

This move-in-ready two-story home offers ample space and functionality with a smart layout. The home is in good condition with no visible repairs needed, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrade lighting fixtures — Modern lighting fixtures can enhance the home's ambiance and increase its value. ↑
• Both Add smart thermostat — A smart thermostat can improve energy efficiency and attract tech-savvy buyers/tenants. ↑
• Both Add smart locks — Smart locks can improve security and attract tech-savvy buyers/tenants. ↑

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Sallie Zetterower Elementary School F GA #554/1,228 Nat'l #24,299/41,679 Middle Langston Chapel Middle School F GA #349/470 Nat'l #11,652/14,009 High Statesboro High School F GA #325/424 Nat'l #15,655/17,239

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

• Census place: Statesboro, GA
• 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%
• 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