320 S Mattie Ave · Sycamore, GA 31790

$62,500

4 bd · 1.0 ba · 1,433 sqft · SingleFamily public records · 147 Days on market

Built 1900 1.29 ac lot $44/sqft · 49% below area Est $123k · 49% under ↓ 7% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.8/10.0
• 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

Charming 4BR/2BA Home on 1.29 Acres in Sycamore! Welcome to this spacious 4-bedroom, 2-bathroom home situated on a generous 1.29-acre lot at 320 S Mattie Ave, Sycamore, GA 31790. Featuring a durable metal roof and a large front porch, this home offers the perfect spot to enjoy your morning coffee or unwind in the evenings. The expansive yard provides plenty of room to enjoy outdoor living, and the large storage shed in the backyard is ideal for tools, equipment, or extra storage. This property is a great opportunity for a first-time homebuyer or an investor looking for space and value. Don't miss out on this inviting home with tons of potential—call today to schedule your private showing!

Key facts

• Metal roof
• Large front porch
• Expansive yard

Tags

• METAL ROOF
• LARGE FRONT PORCH
• EXPANSIVE YARD
• LARGE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $55k (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: schools F, amenities F, commute 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.
• 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 $1k of equity ($432 loan paydown + $986 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $55,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1900 — 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. 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.
7. 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.
8. 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: 1.96% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.92%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $123,137
• List price: $62,500
• Delta: -49.24%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 Hwy 32	0.58mi	3/2.0 (-1)	1,573 (+10%)	9mo	$211,900	$135	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 41.3%
• Equity multiple: 3.18×
• Total profit: $38,189
• Equity at exit: $23,238

10-year hold

• IRR: 42.7%
• Equity multiple: 6.29×
• Total profit: $92,637
• Equity at exit: $32,409

Cash invested: $17,500 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $553

Break-even live

Break-even rent $526

Max offer price $62,500

Occupancy floor 50%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $62,500 Active 147 DOM
2. 2026-06-17
   days on market $62,500 Active 146 DOM
3. 2026-06-16
   days on market $62,500 Active 145 DOM
4. 2026-06-15
   days on market $62,500 Active 144 DOM
5. 2026-06-13
   days on market $62,500 Active 142 DOM
6. 2026-06-12
   days on market $62,500 Active 141 DOM
7. 2026-06-09
   days on market $62,500 Active 138 DOM
8. 2026-06-08
   days on market $62,500 Active 137 DOM
9. 2026-06-07
   days on market $62,500 Active 136 DOM
10. 2026-06-07
    days on market $62,500 Active 135 DOM
11. 2026-06-04
    days on market $62,500 Active 132 DOM
12. 2026-06-02
    days on market $62,500 Active 131 DOM
13. 2026-06-01
    days on market $62,500 Active 130 DOM
14. 2026-05-31
    days on market $62,500 Active 129 DOM
15. 2026-05-31
    days on market $62,500 Active 128 DOM
16. 2026-03-09
    price $62,500 704-char remark

    Show marketing remark (704 chars)

    Charming 4BR/2BA Home on 1.29 Acres in Sycamore! Welcome to this spacious 4-bedroom, 2-bathroom home situated on a generous 1.29-acre lot at 320 S Mattie Ave, Sycamore, GA 31790. Featuring a durable metal roof and a large front porch, this home offers the perfect spot to enjoy your morning coffee or unwind in the evenings. The expansive yard provides plenty of room to enjoy outdoor living, and the large storage shed in the backyard is ideal for tools, equipment, or extra storage. This property is a great opportunity for a first-time homebuyer or an investor looking for space and value. Don't miss out on this inviting home with tons of potential—call today to schedule your private showing!

17. 2026-01-22
    listed $67,500 Active 704-char remark

    Show marketing remark (704 chars)

    Charming 4BR/2BA Home on 1.29 Acres in Sycamore! Welcome to this spacious 4-bedroom, 2-bathroom home situated on a generous 1.29-acre lot at 320 S Mattie Ave, Sycamore, GA 31790. Featuring a durable metal roof and a large front porch, this home offers the perfect spot to enjoy your morning coffee or unwind in the evenings. The expansive yard provides plenty of room to enjoy outdoor living, and the large storage shed in the backyard is ideal for tools, equipment, or extra storage. This property is a great opportunity for a first-time homebuyer or an investor looking for space and value. Don't miss out on this inviting home with tons of potential—call today to schedule your private showing!

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $743 · $62/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $14,716
• − Mortgage interest: −$3,501
• − Property taxes: −$743
• − Insurance: −$312
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$1,818
• Taxable income: $5,986
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $5,200/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

-7.4% since first listed

2 events — show timeline

• 2026-03-09 Price Changed $62,500 TBOR
• 2026-01-22 Listed $67,500 TBOR

Property tax history

+12.0%/yr

Latest (2025): $743 · +4.0% YoY. Source: county tax records.