209 Canal St · Leesburg, GA 31763

$175,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 26 Days on market

Built 1994

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

Welcome to this beautifully maintained 2-bedroom, 2 full bath home offering approximately 1,500 square feet of comfortable living space, perfectly located on the main street in the heart of Lee County. Just minutes from all Lee County schools & acirc; & euro; & rdquo; from Pre-K through high school & acirc; & euro; & rdquo; this home offers both convenience and community. Originally built in the 1920s, this home blends timeless character with thoughtful updates. Inside, you & acirc; & euro; & trade; ll find a functional layout with spacious living areas, well-sized bedrooms, and plenty of natural light throughout. Whether you & acirc; & euro; &

Key facts

• Storage building
• Prime location
• New roof

Tags

• NEW ROOF
• STORAGE BUILDING
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $155 ($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 $162k (7.3% below list).
• Recommended offer: $162k (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.
• Zoned schools: Lee County Primary School (645 students, 48% FRL); Lee County Middle School East (math 32% / reading 47%, grade F, #147 of 470 statewide, top 33%, 676 students, 51% FRL); Lee County High School (math 10% / reading 19%, grade F, #315 of 424 statewide, top 76%, 1,429 students, 36% FRL).
• Zoned-school proficiency averages 27% at this address vs 44% district-wide (-18 pts) — the specific schools serving this property underperform the Lee County average; the district grade overstates school quality for this exact location.
• 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 23d 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 $5k 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 26 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $175k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 91% 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 $162,156 (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. 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?
3. 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.
4. 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.
5. 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: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-19,796
• Equity at exit: $26,093

10-year hold

• IRR: -3.1%
• Equity multiple: 0.80×
• Total profit: $-9,762
• Equity at exit: $15,131

Cash invested: $49,000 (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 31763

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

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $155

Break-even live

Break-even rent $1,426

Max offer price $175,000

Occupancy floor 85%

Sensitivity live

Price	-10% $254	-5% $204	+0% $155	+5% $105	+10% $56
Rent	-10% $27	-5% $91	+0% $155	+5% $219	+10% $283
Rate	-1.0pp $243	-0.5pp $199	base $155	+0.5pp $109	+1.0pp $63

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Nacoochee Dr Leesburg, GA	3.0	2.0	1040	$1,395	$1.34	23d	1	0.34mi
110 Twelve Oaks Ct Leesburg, GA	3.0	2.0	1277	$1,465	$1.15	23d	1	0.99mi
103 Ducker Ct Leesburg, GA	3.0	2.0	1491	$1,535	$1.03	45d	1	1.02mi

Listing history 20 events

1. 2026-06-21
   days on market $175,000 Active 26 DOM
2. 2026-06-19
   days on market $175,000 Active 24 DOM
3. 2026-06-18
   days on market $175,000 Active 23 DOM
4. 2026-06-17
   days on market $175,000 Active 22 DOM
5. 2026-06-16
   days on market $175,000 Active 21 DOM
6. 2026-06-15
   days on market $175,000 Active 20 DOM
7. 2026-06-14
   days on market $175,000 Active 18 DOM
8. 2026-06-13
   days on market $175,000 Active 17 DOM
9. 2026-06-10
   days on market $175,000 Active 15 DOM
10. 2026-06-09
    days on market $175,000 Active 14 DOM
11. 2026-06-08
    days on market $175,000 Active 13 DOM
12. 2026-06-07
    days on market $175,000 Active 12 DOM
13. 2026-06-05
    days on market $175,000 Active 9 DOM
14. 2026-06-03
    days on market $175,000 Active 8 DOM
15. 2026-06-02
    days on market $175,000 Active 7 DOM
16. 2026-06-01
    days on market $175,000 Active 6 DOM
17. 2026-05-31
    days on market $175,000 Active 5 DOM
18. 2026-05-30
    days on market $175,000 Active 4 DOM
19. 2026-05-26
    listed $175,000 Active
20. 2022-11-14
    soldstatus $63,000

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $1,629 · $136/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $19,459
• − Mortgage interest: −$9,803
• − Property taxes: −$1,629
• − Insurance: −$875
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$5,091
• Taxable loss: −$1,052
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $2,109/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

+177.8% since first listed

2 events — show timeline

• 2026-05-26 Listed $175,000 FSBO.com
• 2022-11-14 Sold (Public Records) $63,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,629 · +27.0% YoY. Source: county tax records.