230 Lanier Dr #264 · Statesboro, GA 30458

$95,000

3 bd · 2.0 ba · 825 sqft · Townhouse · 3 Days on market

Built 1991 Fair condition 1,307 sqft lot Est $95k · at est. $50/mo HOA · 4% of rent

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Why this score? — see what drove the C+ 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 +25.8/30.0
• DSCR +8.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.4/15.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please use ShowingTime to set up all appointments. Confirmed Appointments Only. Preferred Attorney: Liz Thompson - Rubnitz Thompson Ziblut

Key facts

• Galley-style kitchen
• Cozy breakfast area
• Wood grained floors

Tags

• WOOD GRAINED FLOORS
• GALLEY-STYLE KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• COZY BREAKFAST AREA

Property features AI

Finance

• Other: Subdivision: Park Place; Directions: From Veterans Memorial Pkwy/US-301 Bypass, turn onto Lanier Dr towards Langston Chapel Rd. Take an immediate left into Park Place and continue to the back of the community; townhouse unit is near the corner.
• HOA & community: Homeowners association with $50 monthly fee

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Attached townhouse; 2 stories total; 2+ common walls
• Construction: Brick construction; Slab foundation; Asphalt roof; Built as residential townhouse
• Exterior features: Interior lot; Street lights and sidewalks in the community; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Electric forced-air heating
• Interior features: Vaulted ceilings; Has a view
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.2% 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; 12 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 $657 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $43k; list at $95k implies a 121% 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 $95,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.25% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.47
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $94,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Lanier Dr #159	0.10mi	2/2.0 (-1)	825 (0%)	4mo	$80,000	$97	87
230 Lanier Dr #122	0.10mi	2/2.0 (-1)	825 (0%)	9mo	$75,000	$91	83
230 Lanier Dr #215	0.05mi	2/2.0 (-1)	825 (0%)	15mo	$75,000	$91	80
230 Lanier Dr #148	0.10mi	2/2.0 (-1)	825 (0%)	16mo	$70,000	$85	77
222 Lanier Dr #223	0.24mi	2/2.0 (-1)	880 (+7%)	4mo	$95,000	$108	69
222 Lanier Dr #203	0.24mi	2/2.0 (-1)	880 (+7%)	4mo	$95,000	$108	69
140 Lanier Dr #55	0.50mi	2/1.0 (-1)	825 (0%)	1mo	$95,200	$115	66
140 Lanier Dr #30	0.50mi	2/1.0 (-1)	825 (0%)	2mo	$95,000	$115	66
140 Lanier Dr #41	0.50mi	2/1.0 (-1)	825 (0%)	2mo	$95,000	$115	66
140 Lanier Dr #52	0.50mi	2/1.0 (-1)	825 (0%)	10mo	$96,000	$116	59
140 Lanier Dr #32	0.50mi	2/1.0 (-1)	825 (0%)	12mo	$97,000	$118	58
140 Lanier Dr #15	0.50mi	2/1.0 (-1)	825 (0%)	12mo	$96,250	$117	57

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,216
• Equity at exit: $14,165

10-year hold

• IRR: 5.8%
• Equity multiple: 1.41×
• Total profit: $10,777
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$50
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $232

Break-even live

Break-even rent $894

Max offer price $95,000

Occupancy floor 75%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Lanier Dr #74 Statesboro, GA	2.0	2.0	997	$950	$0.95	43d	1	0.08mi
230 Lanier Dr Unit 221 Statesboro, GA	2.0	2.0	850	$925	$1.09	43d	1	0.08mi
140 Lanier Dr Unit 141 Statesboro, GA	2.0	1.0	825	$950	$1.15	43d	1	0.52mi
140 Lanier Dr #91 Statesboro, GA	2.0	1.0	850	$925	$1.09	43d	1	0.52mi
1150 Brampton Ave Statesboro, GA	2.0–3.0	2.0–3.0	1025	$1,900	$1.85	43d	11	0.58mi
819 Robin Hood Trl Statesboro, GA	2.0	2.0	860	$1,134	$1.32	43d	8	0.64mi
2000 Stambuk Ln Statesboro, GA	1.0–4.0	1.0–4.0	1030	$1,268	$1.23	43d	26	0.70mi
1801 Chandler Rd Unit 57 Statesboro, GA	2.0	1.0	750	$900	$1.20	43d	1	0.79mi
17931 Highway 67 Statesboro, GA	3.0	1.0–3.0	775	$1,245	$1.61	43d	2	0.89mi
251 Knight Dr #7 Statesboro, GA	2.0	1.5	1050	$1,050	$1.00	43d	1	0.91mi
20 University Pl Statesboro, GA	3.0	2.0	1120	$1,500	$1.34	43d	1	0.92mi
100 Lanier Dr #17 Statesboro, GA	2.0	1.0	750	$900	$1.20	43d	1	1.06mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 4 events

1. 2026-06-09
   status $95,000 Pending 3 DOM
2. 2026-06-08
   days on market $95,000 Active 3 DOM
3. 2026-06-07
   remarks 688-char remark
4. 2026-06-07
   listed $95,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $14,251
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − HOA: −$600
• − Depreciation: −$2,764
• Taxable income: $1,386
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,448/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This townhouse is in fair condition with some moderate repairs needed, particularly on the staircase. It has a good layout and is close to campus, making it a solid investment opportunity.

Repairs flagged

• Minor Staircase — Some wear and tear visible on the carpeted stairs.

Value-add opportunities

• Resale Paint exterior — Fresh paint can enhance curb appeal and property value.
• Both Replace carpeted stairs — New carpet can improve both the appearance and functionality of the home.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Staircase · Some wear and tear visible on the carpeted stairs.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace carpeted stairs — New carpet can improve both the appearance and functionality of the home. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+108.8% since first listed

4 events — show timeline

• 2026-06-05 Listed $95,000 Hive MLS
• 2026-06-05 Listed $95,000 GAMLS
• 2019-03-22 Sold (MLS) $43,000 GAMLS
• 2019-02-03 Listed $45,500 GAMLS