15 Woodrum Pl · Statesboro, GA 30458

$149,000

2 bd · 2.0 ba · 985 sqft · Condo public records · 239 Days on market

Built 1992 $110/mo HOA · 9% of rent

---

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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• 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

Charming 2-bedroom, 2.5-bath townhome located in the desirable Forest Heights Country Club area! This well-maintained home offers a spacious layout, featuring two ensuite bedrooms upstairs and a convenient half-bath on the main level. Enjoy low-maintenance living with access to a community pool-perfect for relaxing or entertaining guests. With a strong rental history, this property makes an excellent investment or owner-occupant opportunity. Close to local shops, dining, and recreational amenities, this townhome combines comfort, convenience, and value. Don't miss out-schedule your showing today!

Key facts

• Community pool
• Dining
• Local shops

Tags

• COMMUNITY POOL
• STRONG RENTAL HISTORY
• LOCAL SHOPS
• DINING
• RECREATIONAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-30 ($-362/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (14.2% below list).
• Recommended offer: $128k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 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 $1k of loan paydown is wiped out by about $4k 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 239 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $149k implies a 166% gain — meaningful room to come down on a strong offer.

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 $127,832 (14.2% 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 239 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-27,788
• Equity at exit: $22,216

10-year hold

• IRR: -15.1%
• Equity multiple: 0.20×
• Total profit: $-33,552
• Equity at exit: $12,883

Cash invested: $41,720 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$62
• HOA: −$110
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-30

Break-even live

Break-even rent $1,316

Max offer price $143,678

Occupancy floor 97%

Sensitivity live

Price	-10% $54	-5% $12	+0% $-30	+5% $-72	+10% $-114
Rent	-10% $-131	-5% $-81	+0% $-30	+5% $20	+10% $71
Rate	-1.0pp $45	-0.5pp $8	base $-30	+0.5pp $-69	+1.0pp $-108

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $110 · $1,320/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $149,000 Active 239 DOM
2. 2026-06-19
   days on market $149,000 Active 237 DOM
3. 2026-06-18
   days on market $149,000 Active 236 DOM
4. 2026-06-17
   days on market $149,000 Active 235 DOM
5. 2026-06-16
   days on market $149,000 Active 234 DOM
6. 2026-06-15
   days on market $149,000 Active 233 DOM
7. 2026-06-14
   days on market $149,000 Active 231 DOM
8. 2026-06-13
   days on market $149,000 Active 230 DOM
9. 2026-06-10
   days on market $149,000 Active 228 DOM
10. 2026-06-09
    days on market $149,000 Active 227 DOM
11. 2026-06-08
    days on market $149,000 Active 226 DOM
12. 2026-06-07
    days on market $149,000 Active 225 DOM
13. 2026-06-05
    days on market $149,000 Active 222 DOM
14. 2026-06-03
    days on market $149,000 Active 221 DOM
15. 2026-06-03
    days on market $149,000 Active 220 DOM
16. 2026-06-01
    days on market $149,000 Active 219 DOM
17. 2026-05-31
    days on market $149,000 Active 218 DOM
18. 2026-05-30
    days on market $149,000 Active 217 DOM
19. 2025-12-18
    status Back On Market 603-char remark

    Show marketing remark (603 chars)

    Charming 2-bedroom, 2.5-bath townhome located in the desirable Forest Heights Country Club area! This well-maintained home offers a spacious layout, featuring two ensuite bedrooms upstairs and a convenient half-bath on the main level. Enjoy low-maintenance living with access to a community pool-perfect for relaxing or entertaining guests. With a strong rental history, this property makes an excellent investment or owner-occupant opportunity. Close to local shops, dining, and recreational amenities, this townhome combines comfort, convenience, and value. Don't miss out-schedule your showing today!

20. 2025-12-08
    status Under Contract 603-char remark

    Show marketing remark (603 chars)

    Charming 2-bedroom, 2.5-bath townhome located in the desirable Forest Heights Country Club area! This well-maintained home offers a spacious layout, featuring two ensuite bedrooms upstairs and a convenient half-bath on the main level. Enjoy low-maintenance living with access to a community pool-perfect for relaxing or entertaining guests. With a strong rental history, this property makes an excellent investment or owner-occupant opportunity. Close to local shops, dining, and recreational amenities, this townhome combines comfort, convenience, and value. Don't miss out-schedule your showing today!

21. 2025-12-01
    price $149,000 603-char remark

    Show marketing remark (603 chars)

    Charming 2-bedroom, 2.5-bath townhome located in the desirable Forest Heights Country Club area! This well-maintained home offers a spacious layout, featuring two ensuite bedrooms upstairs and a convenient half-bath on the main level. Enjoy low-maintenance living with access to a community pool-perfect for relaxing or entertaining guests. With a strong rental history, this property makes an excellent investment or owner-occupant opportunity. Close to local shops, dining, and recreational amenities, this townhome combines comfort, convenience, and value. Don't miss out-schedule your showing today!

22. 2025-10-14
    listed $157,900 New 603-char remark

    Show marketing remark (603 chars)

    Charming 2-bedroom, 2.5-bath townhome located in the desirable Forest Heights Country Club area! This well-maintained home offers a spacious layout, featuring two ensuite bedrooms upstairs and a convenient half-bath on the main level. Enjoy low-maintenance living with access to a community pool-perfect for relaxing or entertaining guests. With a strong rental history, this property makes an excellent investment or owner-occupant opportunity. Close to local shops, dining, and recreational amenities, this townhome combines comfort, convenience, and value. Don't miss out-schedule your showing today!

23. 2024-07-11
    historical $1,050
24. 2024-06-19
    listed $1,050
25. 2023-11-03
    historical $975
26. 2023-10-15
    price $975
27. 2023-09-02
    listed $1,000
28. 2020-07-14
    soldstatus $56,000

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$332/yr (+$28/mo · 32.0%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,340
• − Mortgage interest: −$8,346
• − Property taxes: −$1,039
• − Insurance: −$745
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − HOA: −$1,320
• − Depreciation: −$4,335
• Taxable loss: −$2,899
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $334/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

• 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

+166.1% since first listed

10 events — show timeline

• 2025-12-18 Relisted — GAMLS
• 2025-12-08 Pending — GAMLS
• 2025-12-01 Price Changed $149,000 GAMLS
• 2025-10-14 Listed $157,900 GAMLS
• 2024-07-11 Rental Removed $1,050 PROPERTYWARE
• 2024-06-19 Listed for Rent $1,050 PROPERTYWARE
• 2023-11-03 Rental Removed $975 PROPERTYWARE
• 2023-10-15 Price Changed $975 PROPERTYWARE
• 2023-09-02 Listed for Rent $1,000 PROPERTYWARE
• 2020-07-14 Sold (Public Records) $56,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,039 · +23.0% YoY. Source: county tax records.