222 Lanier Dr #113 · Statesboro, GA 30458

$110,000

2 bd · 2.0 ba · 880 sqft · SingleFamily public records · 1 Days on market

Built 1988 Est $93k · 18% over $45/mo HOA · 4% of rent

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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 +20.3/30.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bed 2-bath townhome is an excellent investment located in a prime area near the campus. It boasts a competitive rental rate of $775 per month. We encourage you to call us today to schedule a tour.

Key facts

• Established area
• Bottom floor
• End unit

Tags

• BOTTOM FLOOR
• END UNIT
• FULL BATH IN EACH BEDROOM
• AIRBNB RENTAL INVESTMENT
• ESTABLISHED AREA

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $540 (approximately $45/month); Community sidewalks

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Residential townhouse/condo; Corner lot
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built recently (year not specified)
• Exterior features: No notable exterior features; No fencing

Interior

• Kitchen: Dishwasher; Electric oven; Range hood; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 9 half bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Stacked washer/dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 7.8% 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+, schools D-.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 335 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y 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.
• Current owner paid $82k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $110,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.00% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $93,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Lanier Dr #113	0.19mi	2/2.0	825 (-6%)	3mo	$87,500	$106	78
230 Lanier Dr #192	0.19mi	2/2.0	825 (-6%)	4mo	$85,000	$103	78

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-10,382
• Equity at exit: $16,401

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-3,543
• Equity at exit: $9,511

Cash invested: $30,800 (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: 335
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,102 high
• Mortgage (P&I): −$577
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$46
• HOA: −$45
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $141

Break-even live

Break-even rent $924

Max offer price $110,000

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Lanier Dr Unit 221 Statesboro, GA	2.0	2.0	850	$925	$1.09	43d	1	0.21mi
230 Lanier Dr #74 Statesboro, GA	2.0	2.0	997	$950	$0.95	43d	1	0.21mi
223 Lanier Dr Unit 1 Statesboro, GA	1.0	1.0	650	$895	$1.38	43d	1	0.24mi
140 Lanier Dr Unit 141 Statesboro, GA	2.0	1.0	825	$950	$1.15	43d	1	0.27mi
140 Lanier Dr #91 Statesboro, GA	2.0	1.0	850	$925	$1.09	43d	1	0.27mi
1150 Brampton Ave Statesboro, GA	2.0–3.0	2.0–3.0	1025	$1,500	$1.46	43d	11	0.32mi
819 Robin Hood Trl Statesboro, GA	2.0	2.0	860	$1,134	$1.32	43d	8	0.38mi
2000 Stambuk Ln Statesboro, GA	1.0–4.0	1.0–4.0	1030	$929	$0.90	43d	26	0.62mi
1801 Chandler Rd Unit 57 Statesboro, GA	2.0	1.0	750	$900	$1.20	43d	1	0.65mi
20 University Pl Statesboro, GA	3.0	2.0	1120	$1,500	$1.34	43d	1	0.67mi
251 Knight Dr #7 Statesboro, GA	2.0	1.5	1050	$1,050	$1.00	43d	1	0.72mi
17931 Highway 67 Statesboro, GA	3.0	1.0–3.0	775	$1,035	$1.34	43d	2	0.74mi
100 Lanier Dr #17 Statesboro, GA	2.0	1.0	750	$900	$1.20	43d	1	0.82mi
109 Harvey Dr Statesboro, GA	1.0	1.0	685	$965	$1.41	43d	2	0.84mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 3 events

1. 2026-06-05
   status $110,000 Pending 1 DOM
2. 2026-06-03
   remarks 519-char remark
3. 2026-06-03
   listed $110,000 Active 1 DOM

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$261/yr (+$22/mo · 34.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,228
• − Mortgage interest: −$6,162
• − Property taxes: −$751
• − Insurance: −$550
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − HOA: −$540
• − Depreciation: −$3,200
• Taxable loss: −$91
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $1,709/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

+300.0% since first listed

21 events — show timeline

• 2026-06-02 Listed $110,000 HABR
• 2025-06-26 Price Changed $110,000 HABR
• 2025-05-21 Price Changed $115,000 HABR
• 2024-06-06 Rental Removed $975 APPFOLIO
• 2024-05-21 Listed for Rent $975 APPFOLIO
• 2024-01-16 Rental Removed $1,050 Avail
• 2023-12-01 Listed for Rent $1,050 Avail
• 2023-06-06 Sold (Public Records) $82,500 Public Records
• 2023-05-30 Sold (MLS) $82,500 GAMLS
• 2023-05-24 Pending — GAMLS
• 2023-04-28 Sold (Public Records) $123,000 Public Records
• 2023-04-28 Listed $82,500 GAMLS
• 2021-12-03 Listing Removed — GAMLS
• 2021-12-01 Sold (Public Records) $51,000 Public Records
• 2021-11-24 Sold (MLS) $51,000 GAMLS
• 2021-10-06 Pending — GAMLS
• 2021-09-10 Listed $54,900 GAMLS
• 2019-02-18 Sold (MLS) $30,000 GAMLS
• 2018-09-24 Listed $32,500 GAMLS
• 2017-07-14 Sold (MLS) $27,500 GAMLS
• 2017-03-03 Listed $27,500 GAMLS

Property tax history

+10.8%/yr

Latest (2025): $751 · +33.2% YoY. Source: county tax records.