132 Blue Springs Dr · Leesburg, GA 31763

$174,900

3 bd · 3.0 ba · 1,372 sqft · SingleFamily public records · 65 Days on market

Built 2003 10,018 sqft lot $127/sqft · 8% above area Est $178k · at est.

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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 +23.5/30.0
• ARV discount +8.4/15.0
• DSCR +7.6/10.0
• 1% rule +5.8/10.0
• 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

Check out this 4-bedroom, 3-bath home with a layout that just makes sense. You'll find LVP flooring throughout, making it both stylish and easy to maintain. The kitchen includes a breakfast area that's perfect for everyday meals, and it opens up to a comfortable living room with a fireplace. Downstairs has a bedroom and full bath, which works well for guests, an office, or whatever you need. Upstairs, you've got the primary suite along with two more bedrooms and a shared bath. Out back, there's a fenced yard with plenty of space for pets, kids, or weekend get-togethers. Plus, there's a one-car garage for parking or extra storage. If you're looking for a home that's practical, comfortable, and easy to live in, this one is definitely worth a look.

Key facts

• One-car garage
• Fenced yard
• Lvp flooring

Tags

• LVP FLOORING
• BREAKFAST AREA
• FENCED YARD
• ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% 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; 4 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 65 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 90% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (median comp): $178,401
• List price: $174,900
• Delta: -1.96%
• Verdict: FAIR
• Comps: 7 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	0.47mi	4/2.0 (+1)	1,400 (+2%)	14mo	$189,000	$135	54

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-9,034
• Equity at exit: $26,078

10-year hold

• IRR: 3.8%
• Equity multiple: 1.26×
• Total profit: $12,956
• Equity at exit: $15,122

Cash invested: $48,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $326

Break-even live

Break-even rent $1,473

Max offer price $174,900

Occupancy floor 78%

Sensitivity live

Price	-10% $425	-5% $376	+0% $326	+5% $277	+10% $227
Rent	-10% $177	-5% $252	+0% $326	+5% $401	+10% $475
Rate	-1.0pp $414	-0.5pp $371	base $326	+0.5pp $281	+1.0pp $235

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Senah Dr Leesburg, GA	3.0	2.0	1733	$2,035	$1.17	22d	1	0.16mi
103 Ducker Ct Leesburg, GA	3.0	2.0	1491	$1,535	$1.03	44d	1	0.41mi
154 Nacoochee Dr Leesburg, GA	3.0	2.0	1040	$1,395	$1.34	22d	1	1.24mi
110 Twelve Oaks Ct Leesburg, GA	3.0	2.0	1277	$1,465	$1.15	22d	1	1.46mi

Listing history 23 events

1. 2026-06-19
   days on market $174,900 Active 65 DOM
2. 2026-06-18
   days on market $174,900 Active 64 DOM
3. 2026-06-17
   price $174,900 Active 63 DOM
4. 2026-06-17
   days on market $182,500 Active 63 DOM
5. 2026-06-16
   days on market $182,500 Active 62 DOM
6. 2026-06-15
   days on market $182,500 Active 61 DOM
7. 2026-06-14
   days on market $182,500 Active 59 DOM
8. 2026-06-13
   days on market $182,500 Active 58 DOM
9. 2026-06-10
   days on market $182,500 Active 56 DOM
10. 2026-06-09
    days on market $182,500 Active 55 DOM
11. 2026-06-08
    days on market $182,500 Active 54 DOM
12. 2026-06-07
    days on market $182,500 Active 53 DOM
13. 2026-06-05
    days on market $182,500 Active 50 DOM
14. 2026-06-03
    days on market $182,500 Active 49 DOM
15. 2026-06-02
    days on market $182,500 Active 48 DOM
16. 2026-06-01
    days on market $182,500 Active 47 DOM
17. 2026-05-31
    days on market $182,500 Active 46 DOM
18. 2026-05-30
    days on market $182,500 Active 45 DOM
19. 2026-04-15
    listed $192,500 Active 755-char remark

    Show marketing remark (755 chars)

    Check out this 4-bedroom, 3-bath home with a layout that just makes sense. You'll find LVP flooring throughout, making it both stylish and easy to maintain. The kitchen includes a breakfast area that's perfect for everyday meals, and it opens up to a comfortable living room with a fireplace. Downstairs has a bedroom and full bath, which works well for guests, an office, or whatever you need. Upstairs, you've got the primary suite along with two more bedrooms and a shared bath. Out back, there's a fenced yard with plenty of space for pets, kids, or weekend get-togethers. Plus, there's a one-car garage for parking or extra storage. If you're looking for a home that's practical, comfortable, and easy to live in, this one is definitely worth a look.

20. 2026-04-15
    listed $192,500 Active 755-char remark

    Show marketing remark (755 chars)

    Check out this 4-bedroom, 3-bath home with a layout that just makes sense. You'll find LVP flooring throughout, making it both stylish and easy to maintain. The kitchen includes a breakfast area that's perfect for everyday meals, and it opens up to a comfortable living room with a fireplace. Downstairs has a bedroom and full bath, which works well for guests, an office, or whatever you need. Upstairs, you've got the primary suite along with two more bedrooms and a shared bath. Out back, there's a fenced yard with plenty of space for pets, kids, or weekend get-togethers. Plus, there's a one-car garage for parking or extra storage. If you're looking for a home that's practical, comfortable, and easy to live in, this one is definitely worth a look.

21. 2022-07-19
    soldstatus $185,000
22. 2016-11-22
    soldstatus $73,510
23. 2016-11-22
    soldstatus $73,610

ⓘ 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: $2,079 · $173/mo
• Projected year-2 tax: $2,079 · $173/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 · 20 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: $22,625
• − Mortgage interest: −$9,797
• − Property taxes: −$2,079
• − Insurance: −$874
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$5,088
• Taxable income: $1,167
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $3,634/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

+161.9% since first listed

5 events — show timeline

• 2026-04-15 Listed $192,500 SWGABOR
• 2026-04-15 Listed $192,500 MBOR
• 2022-07-19 Sold (Public Records) $185,000 Public Records
• 2016-11-22 Sold (Public Records) $73,610 Public Records
• 2016-11-22 Sold (Public Records) $73,510 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,079 · +33.2% YoY. Source: county tax records.