156 Senah Dr · Leesburg, GA 31763

$205,000

3 bd · 2.0 ba · 1,543 sqft · SingleFamily public records · 89 Days on market

Built 2003 0.32 ac lot $133/sqft · 16% above area Est $177k · 16% over

---

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 +16.6/30.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 156 Senah Drive, located in the desirable Indian Oaks Subdivision-just behind Lee County High School and conveniently close to area elementary and middle schools. This move-in ready 3-bedroom, 2-bath home offers approximately 1,543 heated square feet of well-utilized living space. Built in 2003 and situated on a low-maintenance lot, this home is ideal for buyers seeking comfort, functionality, and value. Inside, you'll find updated features throughout, including like-new tile flooring, like-new countertops, and upgraded appliances-stove, refrigerator, and dishwasher-all included. The garage has been enclosed to create a fully carpeted bonus room, perfect for a second living area, office, or flex space. The primary suite features a beautifully renovated bathroom with a fully tiled shower and multiple shower heads, offering a spa-like experience at home. Flooring throughout includes a mix of carpet and tile for both comfort and durability. Step outside to enjoy a rear patio and a privacy-fenced backyard, with additional space beyond the fenced area-ideal for outdoor activities, pets, or future use. Additional features include central heating and air, an alarm system, and exterior security lighting for added peace of mind. Priced at $233088.00, this home offers exceptional value in a convenient location. This home truly just works-schedule your showing today.

Key facts

• Enclosed garage
• Renovated bathroom
• Updated features

Tags

• UPDATED FEATURES
• ENCLOSED GARAGE
• FULLY CARPETED BONUS ROOM
• RENOVATED BATHROOM
• FULLY TILED SHOWER
• MULTIPLE SHOWER HEADS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/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 $185k (9.9% below list).
• Recommended offer: $185k (9.9% 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); 203 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 89 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $205k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $184,677 (9.9% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (median comp): $176,788
• List price: $205,000
• Delta: 15.96%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Dru Ct	0.35mi	4/2.0 (+1)	1,400 (-9%)	14mo	$189,000	$135	51

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-26,727
• Equity at exit: $30,566

10-year hold

• IRR: -5.2%
• Equity multiple: 0.67×
• Total profit: $-18,936
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $125

Break-even live

Break-even rent $1,689

Max offer price $205,000

Occupancy floor 88%

Sensitivity live

Price	-10% $241	-5% $183	+0% $125	+5% $67	+10% $9
Rent	-10% $-21	-5% $52	+0% $125	+5% $198	+10% $271
Rate	-1.0pp $228	-0.5pp $177	base $125	+0.5pp $72	+1.0pp $18

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Senah Dr Leesburg, GA	3.0	2.0	1733	$2,035	$1.17	21d	1	0.28mi
103 Ducker Ct Leesburg, GA	3.0	2.0	1491	$1,535	$1.03	44d	1	0.29mi
110 Twelve Oaks Ct Leesburg, GA	3.0	2.0	1277	$1,465	$1.15	21d	1	1.40mi

Listing history 21 events

1. 2026-06-19
   days on market $205,000 Active 89 DOM
2. 2026-06-18
   days on market $205,000 Active 88 DOM
3. 2026-06-17
   days on market $205,000 Active 87 DOM
4. 2026-06-16
   days on market $205,000 Active 86 DOM
5. 2026-06-15
   statusdays on market $205,000 Active 85 DOM
6. 2026-06-14
   days on market $205,000 Price Change 83 DOM
7. 2026-06-13
   pricestatusdays on market $205,000 Price Change 82 DOM
8. 2026-06-10
   days on market $223,088 Active 80 DOM
9. 2026-06-09
   days on market $223,088 Active 79 DOM
10. 2026-06-08
    days on market $223,088 Active 78 DOM
11. 2026-06-07
    days on market $223,088 Active 77 DOM
12. 2026-06-05
    days on market $223,088 Active 74 DOM
13. 2026-06-03
    days on market $223,088 Active 73 DOM
14. 2026-06-02
    days on market $223,088 Active 72 DOM
15. 2026-06-01
    days on market $223,088 Active 71 DOM
16. 2026-05-31
    days on market $223,088 Active 70 DOM
17. 2026-05-30
    days on market $223,088 Active 69 DOM
18. 2026-05-13
    price $223,088 1396-char remark

    Show marketing remark (1396 chars)

    Welcome to 156 Senah Drive, located in the desirable Indian Oaks Subdivision-just behind Lee County High School and conveniently close to area elementary and middle schools. This move-in ready 3-bedroom, 2-bath home offers approximately 1,543 heated square feet of well-utilized living space. Built in 2003 and situated on a low-maintenance lot, this home is ideal for buyers seeking comfort, functionality, and value. Inside, you'll find updated features throughout, including like-new tile flooring, like-new countertops, and upgraded appliances-stove, refrigerator, and dishwasher-all included. The garage has been enclosed to create a fully carpeted bonus room, perfect for a second living area, office, or flex space. The primary suite features a beautifully renovated bathroom with a fully tiled shower and multiple shower heads, offering a spa-like experience at home. Flooring throughout includes a mix of carpet and tile for both comfort and durability. Step outside to enjoy a rear patio and a privacy-fenced backyard, with additional space beyond the fenced area-ideal for outdoor activities, pets, or future use. Additional features include central heating and air, an alarm system, and exterior security lighting for added peace of mind. Priced at $233088.00, this home offers exceptional value in a convenient location. This home truly just works-schedule your showing today.

19. 2026-03-19
    listed $233,088 New 1396-char remark

    Show marketing remark (1396 chars)

    Welcome to 156 Senah Drive, located in the desirable Indian Oaks Subdivision-just behind Lee County High School and conveniently close to area elementary and middle schools. This move-in ready 3-bedroom, 2-bath home offers approximately 1,543 heated square feet of well-utilized living space. Built in 2003 and situated on a low-maintenance lot, this home is ideal for buyers seeking comfort, functionality, and value. Inside, you'll find updated features throughout, including like-new tile flooring, like-new countertops, and upgraded appliances-stove, refrigerator, and dishwasher-all included. The garage has been enclosed to create a fully carpeted bonus room, perfect for a second living area, office, or flex space. The primary suite features a beautifully renovated bathroom with a fully tiled shower and multiple shower heads, offering a spa-like experience at home. Flooring throughout includes a mix of carpet and tile for both comfort and durability. Step outside to enjoy a rear patio and a privacy-fenced backyard, with additional space beyond the fenced area-ideal for outdoor activities, pets, or future use. Additional features include central heating and air, an alarm system, and exterior security lighting for added peace of mind. Priced at $233088.00, this home offers exceptional value in a convenient location. This home truly just works-schedule your showing today.

20. 2018-05-23
    soldstatus $72,800
21. 2018-04-06
    soldstatus $72,784

ⓘ 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: $2,083 · $174/mo
• Projected year-2 tax: $2,083 · $174/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $22,161
• − Mortgage interest: −$11,483
• − Property taxes: −$2,083
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$5,964
• Taxable loss: −$1,940
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $1,964/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

+206.5% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $223,088 GAMLS
• 2026-03-19 Listed $233,088 GAMLS
• 2018-05-23 Sold (Public Records) $72,800 Public Records
• 2018-04-06 Sold (Public Records) $72,784 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,083 · +31.8% YoY. Source: county tax records.