3 Crosswinds Dr · Statesboro, GA 30461

$305,000

4 bd · 4.0 ba · 1,842 sqft · MultiFamily public records · 72 Days on market

Built 1992 0.49 ac lot $166/sqft · 29% above area Est $236k · 29% over

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Why this score? — see what drove the D 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 +20.9/30.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Price Improvement!! Investor Opportunity You Don't Want to Miss! Looking to add a strong income-producing property to your portfolio? This well-maintained duplex is the perfect fit. Each side features 2 bedrooms and 1 full bath with approximately 920 square feet of comfortable living space. Both units come fully equipped with kitchen appliances. Unit A has a washer and dryer for added convenience. Currently, each unit generates $1,400 per month in rental income, offering immediate cash flow. The property has been well cared for and is in excellent condition, with a fenced yard great for kids or pets, adding appeal for tenants. Whether you're a seasoned investor or just getting started, this is a solid, turnkey opportunity you'll want to take advantage of!

Key facts

• Fenced yard
• Washer and dryer
• 0.49 acre lot

Tags

• INCOME PRODUCING PROPERTY
• WELL MAINTAINED DUPLEX
• WASHER AND DRYER
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $305k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/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 $291k (4.6% below list).
• Recommended offer: $287k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Mill Creek Elementary School (math 32% / reading 33%, grade F, #575 of 1,228 statewide, top 47%, 579 students, 76% 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: 257 active listings in the ZIP; 19 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; solid renter incomes; 668 units permitted in Bulloch County in 2024 (6 in 5+ unit buildings).
• This rent runs 44% 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 $9k 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 72 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.95% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (median comp): $235,863
• List price: $305,000
• Delta: 29.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-22,429
• Equity at exit: $45,476

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $14,953
• Equity at exit: $26,371

Cash invested: $85,400 (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 30461

• Active inventory: 257
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $2,911 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $425

Break-even live

Break-even rent $2,373

Max offer price $305,000

Occupancy floor 80%

Sensitivity live

Price	-10% $598	-5% $512	+0% $425	+5% $339	+10% $253
Rent	-10% $195	-5% $310	+0% $425	+5% $540	+10% $655
Rate	-1.0pp $579	-0.5pp $503	base $425	+0.5pp $346	+1.0pp $266

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,912
Total (2 units)			$2,911

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Willis Way Statesboro, GA	3.0	2.0	1470	$1,850	$1.26	45d	1	0.81mi
253 Willis Way Statesboro, GA	3.0	2.0	1470	$1,950	$1.33	45d	1	0.83mi
532 Cade Ave Statesboro, GA	3.0	2.0	1470	$1,800	$1.22	45d	1	0.85mi
241 Willis Way Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.85mi
233 Willis Way Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.87mi
213 Willis Way Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.91mi
607 Jodi Pl Statesboro, GA	3.0	2.0	1565	$1,800	$1.15	45d	1	0.93mi
205 Willis Way Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.94mi
153 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	45d	1	0.94mi
620 Jodi Pl Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.94mi
169 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	45d	1	0.97mi
429 Allman Ave Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	45d	1	0.97mi
133 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	0.99mi
177 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	45d	1	1.01mi
190 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,900	$1.21	45d	1	1.03mi
193 Braxton Blvd Statesboro, GA	3.0	2.0	1565	$1,850	$1.18	45d	1	1.05mi
197 Braxton Blvd Statesboro, GA	3.0	2.0–2.5	1517	$1,825	$1.20	45d	13	1.05mi
103 Pearson Ln Statesboro, GA	3.0	2.5	1520	$1,650	$1.09	45d	1	1.08mi
107 Bel Air Dr Statesboro, GA	3.0	2.0	1736	$1,700	$0.98	45d	1	1.33mi

Listing history 25 events

1. 2026-06-21
   days on market $305,000 Active 72 DOM
2. 2026-06-19
   days on market $305,000 Active 70 DOM
3. 2026-06-18
   days on market $305,000 Active 69 DOM
4. 2026-06-17
   days on market $305,000 Active 68 DOM
5. 2026-06-16
   days on market $305,000 Active 67 DOM
6. 2026-06-15
   days on market $305,000 Active 66 DOM
7. 2026-06-14
   days on market $305,000 Active 64 DOM
8. 2026-06-13
   days on market $305,000 Active 63 DOM
9. 2026-06-10
   days on market $305,000 Active 61 DOM
10. 2026-06-09
    days on market $305,000 Active 60 DOM
11. 2026-06-08
    days on market $305,000 Active 59 DOM
12. 2026-06-07
    days on market $305,000 Active 58 DOM
13. 2026-06-05
    days on market $305,000 Active 55 DOM
14. 2026-06-03
    days on market $305,000 Active 54 DOM
15. 2026-06-03
    days on market $305,000 Active 53 DOM
16. 2026-06-01
    days on market $305,000 Active 52 DOM
17. 2026-05-31
    days on market $305,000 Active 51 DOM
18. 2026-05-30
    days on market $305,000 Active 50 DOM
19. 2026-05-07
    price $305,000 776-char remark

    Show marketing remark (776 chars)

    Price Improvement!! Investor Opportunity You Don't Want to Miss! Looking to add a strong income-producing property to your portfolio? This well-maintained duplex is the perfect fit. Each side features 2 bedrooms and 1 full bath with approximately 920 square feet of comfortable living space. Both units come fully equipped with kitchen appliances. Unit A has a washer and dryer for added convenience. Currently, each unit generates $1,400 per month in rental income, offering immediate cash flow. The property has been well cared for and is in excellent condition, with a fenced yard great for kids or pets, adding appeal for tenants. Whether you're a seasoned investor or just getting started, this is a solid, turnkey opportunity you'll want to take advantage of!

20. 2026-04-06
    listed $310,000 New 776-char remark

    Show marketing remark (776 chars)

    Price Improvement!! Investor Opportunity You Don't Want to Miss! Looking to add a strong income-producing property to your portfolio? This well-maintained duplex is the perfect fit. Each side features 2 bedrooms and 1 full bath with approximately 920 square feet of comfortable living space. Both units come fully equipped with kitchen appliances. Unit A has a washer and dryer for added convenience. Currently, each unit generates $1,400 per month in rental income, offering immediate cash flow. The property has been well cared for and is in excellent condition, with a fenced yard great for kids or pets, adding appeal for tenants. Whether you're a seasoned investor or just getting started, this is a solid, turnkey opportunity you'll want to take advantage of!

21. 2024-05-02
    soldstatus $275,000
22. 2024-04-30
    soldstatus $275,000 Sold 214-char remark

    Show marketing remark (214 chars)

    Investment income producing property. 1842 heated square foot duplex. 2 bedroom and 2 bathrooms per unit. Currently rent is $2,400 per month. Features large, fenced back yard and patio. Includes all appliances.

23. 2024-03-26
    status Under Contract 214-char remark

    Show marketing remark (214 chars)

    Investment income producing property. 1842 heated square foot duplex. 2 bedroom and 2 bathrooms per unit. Currently rent is $2,400 per month. Features large, fenced back yard and patio. Includes all appliances.

24. 2024-02-01
    listed $300,000 New 214-char remark

    Show marketing remark (214 chars)

    Investment income producing property. 1842 heated square foot duplex. 2 bedroom and 2 bathrooms per unit. Currently rent is $2,400 per month. Features large, fenced back yard and patio. Includes all appliances.

25. 2022-02-04
    soldstatus $130,000

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $2,806 · $234/mo
• Expected delta: +$1,033/yr (+$86/mo · 58.3%)

ⓘ 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 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,932
• − Mortgage interest: −$17,085
• − Property taxes: −$1,773
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − Depreciation: −$8,873
• Taxable income: $87
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $5,084/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): 17,447
• Household income: $80,224
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 258.0

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: 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%

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

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

+134.6% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $305,000 GAMLS
• 2026-04-06 Listed $310,000 GAMLS
• 2024-05-02 Sold (Public Records) $275,000 Public Records
• 2024-04-30 Sold (MLS) $275,000 GAMLS
• 2024-03-26 Pending — GAMLS
• 2024-02-01 Listed $300,000 GAMLS
• 2022-02-04 Sold (Public Records) $130,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,773 · +37.2% YoY. Source: county tax records.