130 Callaway St · Leesburg, GA 31763

$189,900

3 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 17 Days on market

Built 1998 0.40 ac lot Est $213k · 11% under

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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 +17.7/30.0
• ARV discount +12.4/15.0
• DSCR +5.6/10.0
• 1% rule +4.3/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 3 bedroom, 2 bath split floor plan home offers the perfect blend of convenience and peaceful country-style surroundings. Located in Lee County just minutes from schools, shopping, and everyday amenities, this property sits on a beautiful street lined with other well established neighboring homes while offering backyard views that make you feel miles away from town. Inside, you'll find generously sized rooms throughout, including an oversized primary suite with plenty of space to create your own private retreat. The bathrooms are spacious, and the layout offers both functionality and comfort for everyday living. The kitchen, dining, and living areas provide a warm and inviting

Key facts

• Great natural light
• Split floor plan
• Backyard views

Tags

• SPLIT FLOOR PLAN
• BACKYARD VIEWS
• OVERSIZED PRIMARY SUITE
• GREAT NATURAL LIGHT

Property features AI

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached residence; 1 story
• Construction: Frame construction
• Exterior features: Covered deck

Interior

• Kitchen: Dishwasher; Refrigerator; Electric cooktop; Electric oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s); Has cooling
• Interior features: Pantry; Walk-in closet(s)
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $176k (7.3% below list).
• Recommended offer: $176k (7.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#135 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Lee County (rural): math 44% / reading 45% proficiency, ranked #21 of 174 in GA (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 204 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 133 units permitted in Lee County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Lee County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $132k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,060 (7.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.93% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $213,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Dru Ct	0.60mi	4/2.0 (+1)	1,400 (-11%)	14mo	$189,000	$135	36

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-22,330
• Equity at exit: $28,315

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-12,403
• Equity at exit: $16,419

Cash invested: $53,172 (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 31763

• Home prices YoY: -15.9%
• Rents YoY: 2.2%
• Active inventory: 204
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$162 /mo · $1,938/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $154

Break-even live

Break-even rent $1,565

Max offer price $189,900

Occupancy floor 86%

Sensitivity live

Price	-10% $262	-5% $208	+0% $154	+5% $101	+10% $47
Rent	-10% $15	-5% $85	+0% $154	+5% $224	+10% $293
Rate	-1.0pp $250	-0.5pp $203	base $154	+0.5pp $105	+1.0pp $55

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Ducker Ct Leesburg, GA	3.0	2.0	1491	$1,535	$1.03	45d	1	0.66mi
110 Twelve Oaks Ct Leesburg, GA	3.0	2.0	1277	$1,465	$1.15	22d	1	0.81mi
113 Senah Dr Leesburg, GA	3.0	2.0	1733	$2,035	$1.17	22d	1	1.19mi

Listing history 8 events

1. 2026-06-05
   statusdays on market $189,900 Pending 17 DOM
2. 2026-06-03
   days on market $189,900 Active 16 DOM
3. 2026-06-02
   days on market $189,900 Active 15 DOM
4. 2026-06-01
   days on market $189,900 Active 14 DOM
5. 2026-05-31
   days on market $189,900 Active 13 DOM
6. 2026-05-30
   days on market $189,900 Active 12 DOM
7. 2026-05-18
   listed $189,900 Active
8. 2017-10-03
   soldstatus $132,200

ⓘ 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: $1,938 · $162/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,127
• − Mortgage interest: −$10,637
• − Property taxes: −$1,938
• − Insurance: −$950
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$5,524
• Taxable loss: −$1,302
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $2,165/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: Lee County
• NCES district ID: 1303270
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $60,449
• Composite: 39.23/100
• National rank: #4009
• State rank: #21 of 174 in GA

Livability — Leesburg

• Score: 68/100
• State rank: #135
• US rank: #9283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leesburg, GA
• County: Lee County · 29,271 people
• City population: 29,271
• Metro: Albany, GA
• Population (ZIP): 29,271
• Household income: $88,312
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 700.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 31,140 people
• By 2030: 31,753 · +2.0%
• By 2040: 32,710 · +5.0%
• By 2050: 33,476 · +7.5%
• By 2075: 35,113 · +12.8%
• By 2100: 34,821 · +11.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 24% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Korean 1% Other Indo-European 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+43.5) · D 28.0% · R 71.6%
• 2008→2024 swing: +8.6pp toward D · 2008: -52.1pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+44.6 2016: R+53.0 2012: R+52.4 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.33%
• Current HPI: 187.3672
• Rent YoY: ▲ 2.22%
• Metro: Albany, 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

+43.6% since first listed

3 events — show timeline

• 2026-06-04 Pending — SWGABOR
• 2026-05-18 Listed $189,900 SWGABOR
• 2017-10-03 Sold (Public Records) $132,200 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,938 · +36.4% YoY. Source: county tax records.