191 Pine Ave · Leesburg, GA 31763

$158,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 35 Days on market

Built 2019 6,098 sqft lot $138/sqft · 9% below area Est $175k · 9% 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 +22.2/30.0
• ARV discount +11.7/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• 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 MLS

Looking for a good starter home or and Investment property this cute little house is just what you are looking for. This newly built 3 bedroom 2 bath home located near all of the Lee County Schools.

Key facts

• 6,098 sq ft lot
• Built 2019
• Listed 34 days

Property features AI

Exterior

• Home design: Single-story detached single family residence; Residential property
• Construction: Shingle roof; Slab foundation; Built with typical residential construction materials
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Refrigerator; Electric cooktop; Electric oven
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.

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 $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 35 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $100k; list at $159k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 90% 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 $154,133 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.03% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $175,470
• List price: $158,900
• Delta: -9.44%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-10,620
• Equity at exit: $23,693

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $6,687
• Equity at exit: $13,739

Cash invested: $44,492 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$833
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $258

Break-even live

Break-even rent $1,310

Max offer price $158,900

Occupancy floor 79%

Sensitivity live

Price	-10% $348	-5% $303	+0% $258	+5% $213	+10% $168
Rent	-10% $128	-5% $193	+0% $258	+5% $322	+10% $387
Rate	-1.0pp $338	-0.5pp $298	base $258	+0.5pp $217	+1.0pp $175

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: $39,725
• Closing costs: $4,767
• 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	21d	1	0.60mi
103 Ducker Ct Leesburg, GA	3.0	2.0	1491	$1,535	$1.03	44d	1	0.75mi
110 Twelve Oaks Ct Leesburg, GA	3.0	2.0	1277	$1,465	$1.15	21d	1	0.92mi

Listing history 20 events

1. 2026-06-19
   days on market $158,900 Active 35 DOM
2. 2026-06-18
   days on market $158,900 Active 34 DOM
3. 2026-06-17
   days on market $158,900 Active 33 DOM
4. 2026-06-16
   days on market $158,900 Active 32 DOM
5. 2026-06-15
   days on market $158,900 Active 31 DOM
6. 2026-06-14
   days on market $158,900 Active 29 DOM
7. 2026-06-13
   status $158,900 Active 28 DOM
8. 2026-06-10
   status $158,900 Pending 28 DOM
9. 2026-06-09
   days on market $158,900 Active 28 DOM
10. 2026-06-08
    days on market $158,900 Active 27 DOM
11. 2026-06-07
    days on market $158,900 Active 26 DOM
12. 2026-06-05
    days on market $158,900 Active 23 DOM
13. 2026-06-03
    days on market $158,900 Active 22 DOM
14. 2026-06-02
    days on market $158,900 Active 21 DOM
15. 2026-06-01
    days on market $158,900 Active 20 DOM
16. 2026-05-31
    days on market $158,900 Active 19 DOM
17. 2026-05-30
    days on market $158,900 Active 18 DOM
18. 2026-05-12
    listed $158,900 Active 873-char remark
19. 2022-10-07
    soldstatus $100,000 198-char remark

    Show marketing remark (198 chars)

    Looking for a good starter home or and Investment property this cute little house is just what you are looking for. This newly built 3 bedroom 2 bath home located near all of the Lee County Schools.

20. 2022-04-26
    listed $109,900 198-char remark

    Show marketing remark (198 chars)

    Looking for a good starter home or and Investment property this cute little house is just what you are looking for. This newly built 3 bedroom 2 bath home located near all of the Lee County Schools.

ⓘ 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: $1,628 · $136/mo
• Projected year-2 tax: $1,628 · $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 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $19,639
• − Mortgage interest: −$8,901
• − Property taxes: −$1,628
• − Insurance: −$794
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$4,623
• Taxable income: $551
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $2,961/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

+44.6% since first listed

5 events — show timeline

• 2026-06-12 Relisted — SWGABOR
• 2026-06-10 Pending — SWGABOR
• 2026-05-12 Listed $158,900 SWGABOR
• 2022-10-07 Sold (MLS) $100,000 TBOR
• 2022-04-26 Listed $109,900 TBOR

Property tax history

+42.7%/yr

Latest (2025): $1,628 · +36.9% YoY. Source: county tax records.