196 Mattie Ave · Sycamore, GA 31790

$109,900

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 177 Days on market

Built 1956 0.32 ac lot $98/sqft · 53% above area

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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 +17.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Welcome to Sycamore! Say hello to your adorable, quaint cottage-the perfect spot to downsize, start fresh, or kick off your next Airbnb adventure! This charming home welcomes you with an open floor plan and a surprisingly spacious kitchen loaded with cabinets and counter space (bring all the gadgets-you'll have room!). You'll love the vintage built-ins that sprinkle character throughout the home, plus 2 comfy bedrooms and 2 full baths to keep life convenient. The all-brick exterior means low maintenance, and the partial privacy fence, stand-alone carport, and two storage buildings check all the boxes. Sitting proudly on a corner lot in the heart of town, this little cutie is ready to shine. Come see just how sweet Sycamore living can be!

Key facts

• Open floor plan
• Vintage built-ins
• Spacious kitchen

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• VINTAGE BUILT-INS
• ALL-BRICK EXTERIOR
• PARTIAL PRIVACY FENCE
• STAND-ALONE CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $82 ($990/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 $100k (9.4% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#193 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Turner County (town): math 14% / reading 18% proficiency, ranked #158 of 174 in GA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Turner County Elementary School (math 27% / reading 23%, grade F, #745 of 1,228 statewide, top 61%, 591 students, 100% FRL); Turner County Middle School (math 6% / reading 12%, grade F, #438 of 470 statewide, top 93%, 242 students, 100% FRL); Turner County High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 356 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 9 units permitted in Turner County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($760 loan paydown + $2k appreciation (1.6% local appreciation)).
• Turner County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $110k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (median comp): $71,943
• List price: $109,900
• Delta: 52.76%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

1.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.34×
• Total profit: $10,433
• Equity at exit: $40,861

10-year hold

• IRR: 10.2%
• Equity multiple: 2.31×
• Total profit: $40,376
• Equity at exit: $56,987

Cash invested: $30,772 (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 31790

• Home prices YoY: 1.1%
• Active inventory: 6
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $82

Break-even live

Break-even rent $891

Max offer price $109,900

Occupancy floor 87%

Sensitivity live

Price	-10% $145	-5% $114	+0% $82	+5% $51	+10% $20
Rent	-10% $4	-5% $43	+0% $82	+5% $122	+10% $161
Rate	-1.0pp $138	-0.5pp $110	base $82	+0.5pp $54	+1.0pp $25

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-01
   days on marketlisting id $109,900 Active 177 DOM
2. 2026-05-31
   days on market $109,900 Active 164 DOM
3. 2026-05-31
   days on market $109,900 Active 163 DOM
4. 2026-05-08
   status Back On Market 747-char remark

   Show marketing remark (747 chars)

   Welcome to Sycamore! Say hello to your adorable, quaint cottage-the perfect spot to downsize, start fresh, or kick off your next Airbnb adventure! This charming home welcomes you with an open floor plan and a surprisingly spacious kitchen loaded with cabinets and counter space (bring all the gadgets-you'll have room!). You'll love the vintage built-ins that sprinkle character throughout the home, plus 2 comfy bedrooms and 2 full baths to keep life convenient. The all-brick exterior means low maintenance, and the partial privacy fence, stand-alone carport, and two storage buildings check all the boxes. Sitting proudly on a corner lot in the heart of town, this little cutie is ready to shine. Come see just how sweet Sycamore living can be!

5. 2026-04-28
   status Active 759-char remark

   Show marketing remark (759 chars)

   Welcome to Sycamore! Say hello to your adorable, quaint cottage—the perfect spot to downsize, start fresh, or kick off your next Airbnb adventure! This charming home welcomes you with an open floor plan and a surprisingly spacious kitchen loaded with cabinets and counter space (bring all the gadgets—you'll have room!). You'll love the vintage built-ins that sprinkle character throughout the home, plus 2 comfy bedrooms and 2 full baths to keep life convenient. The all-brick exterior means low maintenance, and the partial privacy fence, stand-alone carport, and two storage buildings check all the boxes. Sitting proudly on a corner lot in the heart of town, this little cutie is ready to shine. Come see just how sweet Sycamore living can be!

6. 2026-04-22
   status Under Contract 747-char remark

   Show marketing remark (747 chars)

   Welcome to Sycamore! Say hello to your adorable, quaint cottage-the perfect spot to downsize, start fresh, or kick off your next Airbnb adventure! This charming home welcomes you with an open floor plan and a surprisingly spacious kitchen loaded with cabinets and counter space (bring all the gadgets-you'll have room!). You'll love the vintage built-ins that sprinkle character throughout the home, plus 2 comfy bedrooms and 2 full baths to keep life convenient. The all-brick exterior means low maintenance, and the partial privacy fence, stand-alone carport, and two storage buildings check all the boxes. Sitting proudly on a corner lot in the heart of town, this little cutie is ready to shine. Come see just how sweet Sycamore living can be!

7. 2026-04-07
   price $109,900 759-char remark

   Show marketing remark (747 chars)

   Welcome to Sycamore! Say hello to your adorable, quaint cottage-the perfect spot to downsize, start fresh, or kick off your next Airbnb adventure! This charming home welcomes you with an open floor plan and a surprisingly spacious kitchen loaded with cabinets and counter space (bring all the gadgets-you'll have room!). You'll love the vintage built-ins that sprinkle character throughout the home, plus 2 comfy bedrooms and 2 full baths to keep life convenient. The all-brick exterior means low maintenance, and the partial privacy fence, stand-alone carport, and two storage buildings check all the boxes. Sitting proudly on a corner lot in the heart of town, this little cutie is ready to shine. Come see just how sweet Sycamore living can be!

8. 2026-04-07
   price $109,900 747-char remark

   Show marketing remark (747 chars)

   Welcome to Sycamore! Say hello to your adorable, quaint cottage-the perfect spot to downsize, start fresh, or kick off your next Airbnb adventure! This charming home welcomes you with an open floor plan and a surprisingly spacious kitchen loaded with cabinets and counter space (bring all the gadgets-you'll have room!). You'll love the vintage built-ins that sprinkle character throughout the home, plus 2 comfy bedrooms and 2 full baths to keep life convenient. The all-brick exterior means low maintenance, and the partial privacy fence, stand-alone carport, and two storage buildings check all the boxes. Sitting proudly on a corner lot in the heart of town, this little cutie is ready to shine. Come see just how sweet Sycamore living can be!

9. 2025-12-02
   listed $119,900 Active 759-char remark

   Show marketing remark (759 chars)

   Welcome to Sycamore! Say hello to your adorable, quaint cottage—the perfect spot to downsize, start fresh, or kick off your next Airbnb adventure! This charming home welcomes you with an open floor plan and a surprisingly spacious kitchen loaded with cabinets and counter space (bring all the gadgets—you'll have room!). You'll love the vintage built-ins that sprinkle character throughout the home, plus 2 comfy bedrooms and 2 full baths to keep life convenient. The all-brick exterior means low maintenance, and the partial privacy fence, stand-alone carport, and two storage buildings check all the boxes. Sitting proudly on a corner lot in the heart of town, this little cutie is ready to shine. Come see just how sweet Sycamore living can be!

10. 2025-12-01
    listed $119,900 New 747-char remark

    Show marketing remark (747 chars)

    Welcome to Sycamore! Say hello to your adorable, quaint cottage-the perfect spot to downsize, start fresh, or kick off your next Airbnb adventure! This charming home welcomes you with an open floor plan and a surprisingly spacious kitchen loaded with cabinets and counter space (bring all the gadgets-you'll have room!). You'll love the vintage built-ins that sprinkle character throughout the home, plus 2 comfy bedrooms and 2 full baths to keep life convenient. The all-brick exterior means low maintenance, and the partial privacy fence, stand-alone carport, and two storage buildings check all the boxes. Sitting proudly on a corner lot in the heart of town, this little cutie is ready to shine. Come see just how sweet Sycamore living can be!

11. 2020-09-11
    soldstatus $55,000

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: +$29/yr (+$2/mo · 3.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,946
• − Mortgage interest: −$6,156
• − Property taxes: −$982
• − Insurance: −$550
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$3,197
• Taxable loss: −$850
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $1,194/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: Turner County
• NCES district ID: 1305190
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 18% ▼ -9.00%
• Median HH income: $32,714
• Composite: 12.94/100
• National rank: #9578
• State rank: #158 of 174 in GA

Livability — Sycamore

• Score: 66/100
• State rank: #193
• US rank: #11925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sycamore, GA
• Population (ZIP): 2,648

Population outlook (Turner County) Hauer SSP2

• Today (2025): 6,561 people
• By 2030: 5,905 · -10.0%
• By 2040: 4,899 · -25.3%
• By 2050: 4,246 · -35.3%
• By 2075: 3,606 · -45.0%
• By 2100: 3,471 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Black 8% Two or more races 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Turner

• 2024 margin: Strong R (+28.5) · D 35.6% · R 64.1%
• 2008→2024 swing: -9.7pp toward R · 2008: -18.8pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+24.8 2016: R+25.1 2012: R+14.6 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.58%
• Current HPI: 151.1607
• Rent YoY: —
• Metro: —
• 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

+99.8% since first listed

8 events — show timeline

• 2026-05-08 Relisted — GAMLS
• 2026-04-28 Relisted — TBOR
• 2026-04-22 Pending — GAMLS
• 2026-04-07 Price Changed $109,900 TBOR
• 2026-04-07 Price Changed $109,900 GAMLS
• 2025-12-02 Listed $119,900 TBOR
• 2025-12-01 Listed $119,900 GAMLS
• 2020-09-11 Sold (Public Records) $55,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $982 · +3.6% YoY. Source: county tax records.