137 Big Oak Dr · Albany, GA 31763

$229,900

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 60 Days on market

Built 1993 0.25 ac lot $124/sqft · 19% above area Est $193k · 19% over

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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 +18.5/30.0
• DSCR +5.8/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely Remodeled Inside and Out – Move-In Ready in Lee County! Welcome home to this beautifully updated 3-bedroom, 2-bath property offering space, style, and modern upgrades throughout. Featuring a desirable open floor plan, the kitchen and dining area are the heart of the home—complete with a cozy fireplace, breakfast island, wood-beam vaulted ceilings, and custom built-in bookshelves. The kitchen is fully equipped with stainless steel appliances and includes a spacious walk-in pantry for added convenience. A split-bedroom layout provides privacy, with a generously sized primary suite boasting an oversized walk-in closet and a large en-suite bathroom featuring a double vanity and new tub/shower insert. Enjoy the flexibility of an oversized living room with ample space for a home office or additional seating area. The two additional bedrooms are well-sized and offer great closet space. Additional features include: Laundry room with private entrance from the back porch Two rear entry doors for easy access Covered back patio—perfect for entertaining Fully fenced backyard with a storage building Separate wired workshop with two roll-up doors Major upgrades include a new metal roof, new HVAC system, and new water heater—giving you peace of mind for years to come. Offered at $239,900—this one checks all the boxes!

Key facts

• Open floor plan
• Breakfast island
• Cozy fireplace

Tags

• OPEN FLOOR PLAN
• COZY FIREPLACE
• BREAKFAST ISLAND
• WOOD-BEAM VAULTED CEILINGS
• CUSTOM BUILT-IN BOOKSHELVES
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/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 $199k (13.5% below list).
• Recommended offer: $199k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.7% in Albany — 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 60/100 on livability (#371 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: schools F, crime F, amenities 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); 203 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 60 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $230k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,911 (13.5% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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 F 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: 0.87% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (median comp): $193,201
• List price: $229,900
• Delta: 18.99%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.22% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-25,009
• Equity at exit: $34,279

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-10,593
• Equity at exit: $19,878

Cash invested: $64,372 (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: 203
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,989 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $218

Break-even live

Break-even rent $1,713

Max offer price $229,900

Occupancy floor 84%

Sensitivity live

Price	-10% $349	-5% $283	+0% $218	+5% $153	+10% $88
Rent	-10% $61	-5% $140	+0% $218	+5% $297	+10% $376
Rate	-1.0pp $334	-0.5pp $277	base $218	+0.5pp $159	+1.0pp $98

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Tall Pines Dr Leesburg, GA	4.0	2.0	1987	$1,995	$1.00	44d	1	0.24mi
160 Woodstone Cir Albany, GA	3.0	2.0	1469	$1,600	$1.09	21d	1	0.86mi

Listing history 20 events

1. 2026-06-19
   days on market $229,900 Active 60 DOM
2. 2026-06-18
   days on market $229,900 Active 59 DOM
3. 2026-06-17
   days on market $229,900 Active 58 DOM
4. 2026-06-16
   days on market $229,900 Active 57 DOM
5. 2026-06-15
   days on market $229,900 Active 56 DOM
6. 2026-06-14
   days on market $229,900 Active 54 DOM
7. 2026-06-13
   days on market $229,900 Active 53 DOM
8. 2026-06-10
   days on market $229,900 Active 51 DOM
9. 2026-06-09
   days on market $229,900 Active 50 DOM
10. 2026-06-08
    days on market $229,900 Active 49 DOM
11. 2026-06-07
    days on market $229,900 Active 48 DOM
12. 2026-06-05
    days on market $229,900 Active 45 DOM
13. 2026-06-03
    days on market $229,900 Active 44 DOM
14. 2026-06-02
    days on market $229,900 Active 43 DOM
15. 2026-06-01
    days on market $229,900 Active 42 DOM
16. 2026-05-31
    days on market $229,900 Active 41 DOM
17. 2026-05-30
    days on market $229,900 Active 40 DOM
18. 2026-05-05
    price $229,900 1367-char remark

    Show marketing remark (1367 chars)

    Completely Remodeled Inside and Out – Move-In Ready in Lee County! Welcome home to this beautifully updated 3-bedroom, 2-bath property offering space, style, and modern upgrades throughout. Featuring a desirable open floor plan, the kitchen and dining area are the heart of the home—complete with a cozy fireplace, breakfast island, wood-beam vaulted ceilings, and custom built-in bookshelves. The kitchen is fully equipped with stainless steel appliances and includes a spacious walk-in pantry for added convenience. A split-bedroom layout provides privacy, with a generously sized primary suite boasting an oversized walk-in closet and a large en-suite bathroom featuring a double vanity and new tub/shower insert. Enjoy the flexibility of an oversized living room with ample space for a home office or additional seating area. The two additional bedrooms are well-sized and offer great closet space. Additional features include: Laundry room with private entrance from the back porch Two rear entry doors for easy access Covered back patio—perfect for entertaining Fully fenced backyard with a storage building Separate wired workshop with two roll-up doors Major upgrades include a new metal roof, new HVAC system, and new water heater—giving you peace of mind for years to come. Offered at $239,900—this one checks all the boxes!

19. 2026-04-21
    listed $239,900 Active 1367-char remark

    Show marketing remark (1367 chars)

    Completely Remodeled Inside and Out – Move-In Ready in Lee County! Welcome home to this beautifully updated 3-bedroom, 2-bath property offering space, style, and modern upgrades throughout. Featuring a desirable open floor plan, the kitchen and dining area are the heart of the home—complete with a cozy fireplace, breakfast island, wood-beam vaulted ceilings, and custom built-in bookshelves. The kitchen is fully equipped with stainless steel appliances and includes a spacious walk-in pantry for added convenience. A split-bedroom layout provides privacy, with a generously sized primary suite boasting an oversized walk-in closet and a large en-suite bathroom featuring a double vanity and new tub/shower insert. Enjoy the flexibility of an oversized living room with ample space for a home office or additional seating area. The two additional bedrooms are well-sized and offer great closet space. Additional features include: Laundry room with private entrance from the back porch Two rear entry doors for easy access Covered back patio—perfect for entertaining Fully fenced backyard with a storage building Separate wired workshop with two roll-up doors Major upgrades include a new metal roof, new HVAC system, and new water heater—giving you peace of mind for years to come. Offered at $239,900—this one checks all the boxes!

20. 2025-10-03
    soldstatus $50,000

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$1,496/yr (+$125/mo · 241.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,869
• − Mortgage interest: −$12,878
• − Property taxes: −$619
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$6,688
• Taxable loss: −$1,285
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $2,929/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 — Albany

• Score: 60/100
• State rank: #371
• US rank: #18903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 29,271 people
• City population: 89,040
• 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

+359.8% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $229,900 SWGABOR
• 2026-04-21 Listed $239,900 SWGABOR
• 2025-10-03 Sold (Public Records) $50,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $619 · -3.7% YoY. Source: county tax records.