216 Henderson St · Statesboro, GA 30458

$199,999

3 bd · 1.0 ba · 1,457 sqft · Other public records · 110 Days on market

Built 1968 0.33 ac lot $137/sqft · 10% below area Est $222k · 10% under

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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 +13.4/30.0
• ARV discount +12.0/15.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• 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

This four-sided brick home is located near Georgia Southern University. It offers three bedrooms and one bathroom, situated on a corner lot along Henderson Street. The property features a spacious family room and a large kitchen with a breakfast area. Laminate flooring is present in both the kitchen and living room, while the hall and bedrooms are carpeted. The home is leased through January 2027.

Key facts

• Laminate flooring
• Large kitchen
• Corner lot

Tags

• CORNER LOT
• SPACIOUS FAMILY ROOM
• LARGE KITCHEN
• BREAKFAST AREA
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $2 ($27/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 $159k (20.4% below list).
• Recommended offer: $159k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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: Rents rising (+1.6%/yr); 340 active listings in the ZIP; 13 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; 668 units permitted in Bulloch County in 2024 (6 in 5+ unit buildings).
• This rent runs 37% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $6k 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 110 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $28k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $159,211 (20.4% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.80% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (median comp): $221,953
• List price: $199,999
• Delta: -9.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-34,501
• Equity at exit: $29,821

10-year hold

• IRR: -12.4%
• Equity multiple: 0.31×
• Total profit: $-38,782
• Equity at exit: $17,292

Cash invested: $56,000 (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 →

ZIP-level market 30458

• Home prices YoY: -32.1%
• Rents YoY: 1.6%
• Active inventory: 340
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $2

Break-even live

Break-even rent $1,589

Max offer price $199,999

Occupancy floor 95%

Sensitivity live

Price	-10% $115	-5% $59	+0% $2	+5% $-54	+10% $-111
Rent	-10% $-124	-5% $-61	+0% $2	+5% $65	+10% $128
Rate	-1.0pp $103	-0.5pp $53	base $2	+0.5pp $-50	+1.0pp $-102

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Marvin Ave Statesboro, GA	3.0	2.0	1546	$1,650	$1.07	45d	1	0.08mi
403 Catherine Ave Statesboro, GA	3.0	2.0	1568	$1,475	$0.94	45d	1	0.09mi
809 Gentilly Rd Statesboro, GA	4.0	2.0	1595	$1,600	$1.00	45d	1	0.16mi
316 Florence Ave Statesboro, GA	2.0	1.0	886	$1,200	$1.35	45d	1	0.70mi
20 University Pl Statesboro, GA	3.0	2.0	1120	$1,500	$1.34	45d	1	0.80mi
251 Knight Dr #7 Statesboro, GA	2.0	1.5	1050	$1,050	$1.00	45d	1	0.83mi
819 Robin Hood Trl Statesboro, GA	2.0	2.0	860	$1,134	$1.32	45d	8	1.09mi
211 S Mulberry St Statesboro, GA	2.0	1.5	940	$1,262	$1.34	45d	2	1.15mi
107 Bel Air Dr Statesboro, GA	3.0	2.0	1736	$1,700	$0.98	45d	1	1.24mi
1822 Chandler Rd #58 Statesboro, GA	4.0	2.0	1300	$1,350	$1.04	45d	1	1.25mi
1150 Brampton Ave Statesboro, GA	2.0–3.0	2.0–3.0	1025	$1,900	$1.85	45d	11	1.25mi
1881 SS Railroad Bed Rd Statesboro, GA	1.0–2.0	1.0–2.0	853	$1,960	$2.30	45d	23	1.42mi
314 Hummingbird Cir Statesboro, GA	2.0	2.0	1025	$1,200	$1.17	45d	1	1.50mi

Listing history 24 events

1. 2026-06-15
   status $199,999 Under Contract 110 DOM
2. 2026-06-15
   days on market $199,999 Active 110 DOM
3. 2026-06-14
   days on market $199,999 Active 108 DOM
4. 2026-06-13
   days on market $199,999 Active 107 DOM
5. 2026-06-10
   days on market $199,999 Active 105 DOM
6. 2026-06-09
   days on market $199,999 Active 104 DOM
7. 2026-06-08
   days on market $199,999 Active 103 DOM
8. 2026-06-07
   statusdays on market $199,999 Active 102 DOM
9. 2026-06-05
   days on market $199,999 Price Change 99 DOM
10. 2026-06-03
    pricestatusdays on market $199,999 Price Change 98 DOM
11. 2026-06-03
    days on market $214,500 Active 97 DOM
12. 2026-06-01
    days on market $214,500 Active 96 DOM
13. 2026-05-31
    days on market $214,500 Active 95 DOM
14. 2026-05-30
    days on market $214,500 Active 94 DOM
15. 2026-05-05
    price $214,500 400-char remark

    Show marketing remark (400 chars)

    This four-sided brick home is located near Georgia Southern University. It offers three bedrooms and one bathroom, situated on a corner lot along Henderson Street. The property features a spacious family room and a large kitchen with a breakfast area. Laminate flooring is present in both the kitchen and living room, while the hall and bedrooms are carpeted. The home is leased through January 2027.

16. 2026-03-26
    price $219,000 400-char remark

    Show marketing remark (400 chars)

    This four-sided brick home is located near Georgia Southern University. It offers three bedrooms and one bathroom, situated on a corner lot along Henderson Street. The property features a spacious family room and a large kitchen with a breakfast area. Laminate flooring is present in both the kitchen and living room, while the hall and bedrooms are carpeted. The home is leased through January 2027.

17. 2026-02-25
    listed $227,500 New 400-char remark

    Show marketing remark (400 chars)

    This four-sided brick home is located near Georgia Southern University. It offers three bedrooms and one bathroom, situated on a corner lot along Henderson Street. The property features a spacious family room and a large kitchen with a breakfast area. Laminate flooring is present in both the kitchen and living room, while the hall and bedrooms are carpeted. The home is leased through January 2027.

18. 2025-06-17
    historical
19. 2025-06-10
    listed $240,000 New
20. 2022-09-29
    soldstatus $175,000 Sold
21. 2022-09-07
    status Under Contract
22. 2022-08-15
    listed $175,000 New
23. 2018-09-04
    soldstatus $107,000
24. 2018-08-31
    soldstatus $107,000

ⓘ 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: $1,481 · $123/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$359/yr (+$30/mo · 24.3%)

ⓘ 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 2/10 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: $19,105
• − Mortgage interest: −$11,203
• − Property taxes: −$1,481
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$5,818
• Taxable loss: −$3,453
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $856/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): 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

+100.5% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $214,500 GAMLS
• 2026-03-26 Price Changed $219,000 GAMLS
• 2026-02-25 Listed $227,500 GAMLS
• 2025-06-17 Listing Removed — GAMLS
• 2025-06-10 Listed $240,000 GAMLS
• 2022-09-29 Sold (MLS) $175,000 GAMLS
• 2022-09-07 Pending — GAMLS
• 2022-08-15 Listed $175,000 GAMLS
• 2018-09-04 Sold (Public Records) $107,000 Public Records
• 2018-08-31 Sold (MLS) $107,000 GAMLS

Property tax history

+8.4%/yr

Latest (2025): $1,481 · +19.9% YoY. Source: county tax records.