1907 Broad St · Statham, GA 30666

$319,900

3 bd · 2.0 ba · 2,646 sqft · SingleFamily public records · 282 Days on market

Built 1935 0.40 ac lot $121/sqft · 16% below area Est $379k · 16% under

---

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).

• ARV discount +14.5/15.0
• Cash flow +8.1/30.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time with this beautifully preserved historic home in the heart of downtown Statham. Bursting with character, this residence showcases stunning architectural details including original heart pine floors, decorative mantles, solid wood doors, and original door knobs. Custom built-ins add both charm and function throughout. Enjoy the grandeur of 12-foot ceilings and the elegance of a fully updated upstairs bath. Relax on the welcoming front porch or entertain on the brand new back deck. Located within walking distance to downtown shops and restaurants, and just a short drive to both Athens and Atlanta, this home perfectly blends timeless beauty with modern convenience.

Key facts

• Decorative mantles
• Custom built-ins
• Original door knobs

Tags

• HISTORIC HOME
• ORIGINAL HEART PINE FLOORS
• DECORATIVE MANTLES
• SOLID WOOD DOORS
• ORIGINAL DOOR KNOBS
• CUSTOM BUILT-INS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (31.4% below list).
• Recommended offer: $219k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.1% in Statham — 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 (#132 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D, amenities F.
• Barrow County (rural): math 29% / reading 34% proficiency, ranked #77 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 261 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,427 units permitted in Barrow County in 2024 (311 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 $10k of value loss. Plan a longer hold.
• Barrow County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,330 (31.4% 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. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — 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. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 12.2

CMA / ARV

• ARV (median comp): $378,674
• List price: $319,900
• Delta: -15.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
391 Price St	0.45mi	3/2.0	2,696 (+2%)	3mo	$373,500	$139	73
246 Baker St	0.41mi	4/3.5 (+1)	2,510 (-5%)	12mo	$414,000	$165	51
2888 Oak Springs Dr	0.59mi	4/3.5 (+1)	2,688 (+2%)	11mo	$405,000	$151	50
5 Breckens Way	0.68mi	4/3.0 (+1)	2,517 (-5%)	10mo	$443,550	$176	43
73 Edith Ct	0.74mi	4/2.5 (+1)	2,340 (-12%)	1mo	$368,000	$157	39
114 Donnie Way	0.73mi	4/3.0 (+1)	2,517 (-5%)	12mo	$411,750	$164	39
174 Donnie Way	0.73mi	4/2.5 (+1)	2,340 (-12%)	12mo	$399,900	$171	29
23 Goldshore Way	0.49mi	4/2.5 (+1)	2,269 (-14%)	23mo	$358,000	$158	27
97 Dockside Dr	0.66mi	4/2.5 (+1)	2,249 (-15%)	13mo	$367,000	$163	26

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: -23.5%
• Equity multiple: 0.20×
• Total profit: $-72,072
• Equity at exit: $47,698

10-year hold

• IRR: -18.4%
• Equity multiple: 0.01×
• Total profit: $-88,997
• Equity at exit: $27,659

Cash invested: $89,572 (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 30666

• Home prices YoY: -34.0%
• Active inventory: 261
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$238 /mo · $2,862/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-317

Break-even live

Break-even rent $2,594

Max offer price $263,961

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-226	+0% $-317	+5% $-407	+10% $-498
Rent	-10% $-490	-5% $-403	+0% $-317	+5% $-230	+10% $-143
Rate	-1.0pp $-156	-0.5pp $-235	base $-317	+0.5pp $-400	+1.0pp $-484

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1934 Elizabeth St Statham, GA	3.0	2.0	1900	$2,250	$1.18	0d	1	0.19mi
17 Coastal Dr Statham, GA	3.0–5.0	2.5–3.0	2072	$1,975	$0.95	4d	8	0.82mi

Listing history 50 events

1. 2026-06-21
   days on market $319,900 Active 282 DOM
2. 2026-06-18
   days on market $319,900 Active 279 DOM
3. 2026-06-17
   days on market $319,900 Active 278 DOM
4. 2026-06-16
   days on market $319,900 Active 277 DOM
5. 2026-06-15
   days on market $319,900 Active 276 DOM
6. 2026-06-13
   days on market $319,900 Active 274 DOM
7. 2026-06-09
   days on market $319,900 Active 270 DOM
8. 2026-06-08
   days on market $319,900 Active 269 DOM
9. 2026-06-07
   days on market $319,900 Active 268 DOM
10. 2026-06-04
    days on market $319,900 Active 265 DOM
11. 2026-06-03
    days on market $319,900 Active 264 DOM
12. 2026-06-02
    days on market $319,900 Active 263 DOM
13. 2026-06-01
    days on market $319,900 Active 262 DOM
14. 2026-05-31
    days on market $319,900 Active 261 DOM
15. 2026-04-30
    price $319,900 694-char remark

    Show marketing remark (694 chars)

    Step back in time with this beautifully preserved historic home in the heart of downtown Statham. Bursting with character, this residence showcases stunning architectural details including original heart pine floors, decorative mantles, solid wood doors, and original door knobs. Custom built-ins add both charm and function throughout. Enjoy the grandeur of 12-foot ceilings and the elegance of a fully updated upstairs bath. Relax on the welcoming front porch or entertain on the brand new back deck. Located within walking distance to downtown shops and restaurants, and just a short drive to both Athens and Atlanta, this home perfectly blends timeless beauty with modern convenience.

16. 2026-02-19
    price $323,000 694-char remark

    Show marketing remark (694 chars)

    Step back in time with this beautifully preserved historic home in the heart of downtown Statham. Bursting with character, this residence showcases stunning architectural details including original heart pine floors, decorative mantles, solid wood doors, and original door knobs. Custom built-ins add both charm and function throughout. Enjoy the grandeur of 12-foot ceilings and the elegance of a fully updated upstairs bath. Relax on the welcoming front porch or entertain on the brand new back deck. Located within walking distance to downtown shops and restaurants, and just a short drive to both Athens and Atlanta, this home perfectly blends timeless beauty with modern convenience.

17. 2026-01-01
    price $329,000 694-char remark

    Show marketing remark (694 chars)

    Step back in time with this beautifully preserved historic home in the heart of downtown Statham. Bursting with character, this residence showcases stunning architectural details including original heart pine floors, decorative mantles, solid wood doors, and original door knobs. Custom built-ins add both charm and function throughout. Enjoy the grandeur of 12-foot ceilings and the elegance of a fully updated upstairs bath. Relax on the welcoming front porch or entertain on the brand new back deck. Located within walking distance to downtown shops and restaurants, and just a short drive to both Athens and Atlanta, this home perfectly blends timeless beauty with modern convenience.

18. 2025-11-27
    price $334,500 694-char remark

    Show marketing remark (694 chars)

    Step back in time with this beautifully preserved historic home in the heart of downtown Statham. Bursting with character, this residence showcases stunning architectural details including original heart pine floors, decorative mantles, solid wood doors, and original door knobs. Custom built-ins add both charm and function throughout. Enjoy the grandeur of 12-foot ceilings and the elegance of a fully updated upstairs bath. Relax on the welcoming front porch or entertain on the brand new back deck. Located within walking distance to downtown shops and restaurants, and just a short drive to both Athens and Atlanta, this home perfectly blends timeless beauty with modern convenience.

19. 2025-11-27
    price $330,000 694-char remark

    Show marketing remark (694 chars)

    Step back in time with this beautifully preserved historic home in the heart of downtown Statham. Bursting with character, this residence showcases stunning architectural details including original heart pine floors, decorative mantles, solid wood doors, and original door knobs. Custom built-ins add both charm and function throughout. Enjoy the grandeur of 12-foot ceilings and the elegance of a fully updated upstairs bath. Relax on the welcoming front porch or entertain on the brand new back deck. Located within walking distance to downtown shops and restaurants, and just a short drive to both Athens and Atlanta, this home perfectly blends timeless beauty with modern convenience.

20. 2025-11-10
    price $335,000 694-char remark

    Show marketing remark (694 chars)

    Step back in time with this beautifully preserved historic home in the heart of downtown Statham. Bursting with character, this residence showcases stunning architectural details including original heart pine floors, decorative mantles, solid wood doors, and original door knobs. Custom built-ins add both charm and function throughout. Enjoy the grandeur of 12-foot ceilings and the elegance of a fully updated upstairs bath. Relax on the welcoming front porch or entertain on the brand new back deck. Located within walking distance to downtown shops and restaurants, and just a short drive to both Athens and Atlanta, this home perfectly blends timeless beauty with modern convenience.

21. 2025-10-21
    price $340,000 694-char remark

    Show marketing remark (694 chars)

    Step back in time with this beautifully preserved historic home in the heart of downtown Statham. Bursting with character, this residence showcases stunning architectural details including original heart pine floors, decorative mantles, solid wood doors, and original door knobs. Custom built-ins add both charm and function throughout. Enjoy the grandeur of 12-foot ceilings and the elegance of a fully updated upstairs bath. Relax on the welcoming front porch or entertain on the brand new back deck. Located within walking distance to downtown shops and restaurants, and just a short drive to both Athens and Atlanta, this home perfectly blends timeless beauty with modern convenience.

22. 2025-09-09
    listed $345,000 New 694-char remark

    Show marketing remark (694 chars)

    Step back in time with this beautifully preserved historic home in the heart of downtown Statham. Bursting with character, this residence showcases stunning architectural details including original heart pine floors, decorative mantles, solid wood doors, and original door knobs. Custom built-ins add both charm and function throughout. Enjoy the grandeur of 12-foot ceilings and the elegance of a fully updated upstairs bath. Relax on the welcoming front porch or entertain on the brand new back deck. Located within walking distance to downtown shops and restaurants, and just a short drive to both Athens and Atlanta, this home perfectly blends timeless beauty with modern convenience.

23. 2025-06-27
    historical
24. 2025-04-06
    price $339,500
25. 2025-03-07
    price $340,000
26. 2025-02-25
    listed $345,000 New
27. 2025-01-31
    historical
28. 2024-12-19
    price $345,000
29. 2024-11-21
    price $354,000
30. 2024-09-14
    price $355,000
31. 2024-08-25
    status Back On Market
32. 2024-08-21
    historical
33. 2024-07-16
    price $360,000
34. 2024-06-11
    price $370,000
35. 2024-03-13
    price $380,000
36. 2024-02-21
    status New
37. 2024-02-21
    historical
38. 2024-02-19
    listed $390,000 New
39. 2022-01-13
    soldstatus $305,000
40. 2022-01-07
    soldstatus $305,000 Sold
41. 2022-01-07
    soldstatus $305,000
42. 2021-12-13
    status Under Contract
43. 2021-09-25
    price $325,000
44. 2021-08-13
    listed $340,000 New
45. 2021-08-11
    listed $325,000
46. 2021-07-07
    historical
47. 2021-06-30
    historical
48. 2021-04-09
    price $289,000
49. 2021-04-09
    price $289,000
50. 2021-02-05
    listed $299,000 New

ⓘ 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: $2,862 · $238/mo
• Projected year-2 tax: $2,943 · $245/mo
• Expected delta: +$81/yr (+$7/mo · 2.8%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,320
• − Mortgage interest: −$17,919
• − Property taxes: −$2,862
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$9,306
• Taxable loss: −$9,578
• Est. tax savings @ 24.0%: +$2,299
• After-tax cash flow: $-1,501/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: Barrow County
• NCES district ID: 1300290
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $52,082
• Composite: 27.63/100
• National rank: #6921
• State rank: #77 of 174 in GA

Livability — Statham

• Score: 68/100
• State rank: #132
• US rank: #9187

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Statham, GA
• City population: 10,579
• Population (ZIP): 10,579

Population outlook (Barrow County) Hauer SSP2

• Today (2025): 86,670 people
• By 2030: 92,039 · +6.2%
• By 2040: 101,992 · +17.7%
• By 2050: 110,075 · +27.0%
• By 2075: 124,017 · +43.1%
• By 2100: 127,579 · +47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 14% Hispanic / Latino 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Dominican 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Barrow

• 2024 margin: Solid R (+40.5) · D 29.5% · R 70.0%
• 2008→2024 swing: +4.1pp toward D · 2008: -44.6pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+43.1 2016: R+50.4 2012: R+50.5 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.15%
• Current HPI: 206.0437
• Rent YoY: —
• Metro: —
• 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

+788.6% since first listed

42 events — show timeline

• 2026-04-30 Price Changed $319,900 GAMLS
• 2026-02-19 Price Changed $323,000 GAMLS
• 2026-01-01 Price Changed $329,000 GAMLS
• 2025-11-27 Price Changed $334,500 GAMLS
• 2025-11-27 Price Changed $330,000 GAMLS
• 2025-11-10 Price Changed $335,000 GAMLS
• 2025-10-21 Price Changed $340,000 GAMLS
• 2025-09-09 Listed $345,000 GAMLS
• 2025-06-27 Listing Removed — GAMLS
• 2025-04-06 Price Changed $339,500 GAMLS
• 2025-03-07 Price Changed $340,000 GAMLS
• 2025-02-25 Listed $345,000 GAMLS
• 2025-01-31 Listing Removed — GAMLS
• 2024-12-19 Price Changed $345,000 GAMLS
• 2024-11-21 Price Changed $354,000 GAMLS
• 2024-09-14 Price Changed $355,000 GAMLS
• 2024-08-25 Relisted — GAMLS
• 2024-08-21 Listing Removed — GAMLS
• 2024-07-16 Price Changed $360,000 GAMLS
• 2024-06-11 Price Changed $370,000 GAMLS
• 2024-03-13 Price Changed $380,000 GAMLS
• 2024-02-21 Relisted — GAMLS
• 2024-02-21 Listing Removed — GAMLS
• 2024-02-19 Listed $390,000 GAMLS
• 2022-01-13 Sold (Public Records) $305,000 Public Records
• 2022-01-07 Sold (MLS) $305,000 Hive MLS
• 2022-01-07 Sold (MLS) $305,000 GAMLS
• 2021-12-13 Pending — GAMLS
• 2021-09-25 Price Changed $325,000 GAMLS
• 2021-08-13 Listed $340,000 GAMLS
• 2021-08-11 Listed $325,000 Hive MLS
• 2021-07-07 Listing Removed — GAMLS
• 2021-06-30 Listing Removed — FMLS
• 2021-04-09 Price Changed $289,000 GAMLS
• 2021-04-09 Price Changed $289,000 FMLS
• 2021-02-05 Listed $299,000 GAMLS
• 2021-01-23 Listed $299,000 FMLS
• 2007-10-25 Sold (Public Records) $155,000 Public Records
• 2007-10-22 Sold (MLS) $155,000 Hive MLS
• 2007-08-13 Listed $159,900 Hive MLS
• 2006-11-01 Sold (Public Records) $135,000 Public Records
• 1996-02-26 Sold (Public Records) $36,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,862 · +4.3% YoY. Source: county tax records.