529 Sportsman Clb · Leesburg, GA 31763

$189,900

3 bd · 2.0 ba · 1,381 sqft · SingleFamily public records · 76 Days on market

Built 1980 1.00 ac lot

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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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't blink — this charming retreat won't stay on the market long. Updated and truly move-in ready, this adorable brick home offers effortless one-level living with 3 bedrooms and 2 full baths. An open floor plan welcomes you inside, highlighted by updated flooring, a refreshed kitchen, and beautifully renovated baths that add a modern touch to this classic home. Step out onto the covered back patio and enjoy peaceful views of your fenced yard and the surrounding 1 acre lot & Storage Shed — a serene setting perfect for relaxing, gardening, and enjoying the wildlife! A one-car garage (with Laundry/ utility room) adds convenience and extra storage. A rare blend of comfort, s

Key facts

• Renovated baths
• Fenced yard
• Updated flooring

Tags

• ONE LEVEL LIVING
• UPDATED FLOORING
• REFRESHED KITCHEN
• RENOVATED BATHS
• COVERED BACK PATIO
• FENCED YARD

Property features AI

Exterior

• Parking: 1 parking space
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family detached residence; Single-story
• Construction: Brick construction; Shingle roof; Slab foundation; Built on 1-acre lot
• Exterior features: Covered patio; Storage structure

Interior

• Kitchen: Dishwasher; Refrigerator; Electric cooktop; Electric oven
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Cooling with ceiling fan(s)
• Interior features: Ceiling fans; Has view

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $101 ($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 $167k (12.3% below list).
• Recommended offer: $167k (12.3% 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.
• Dougherty County (urban): math 12% / reading 16% proficiency, ranked #163 of 174 in GA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northside Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 337 students, 100% FRL); Albany Middle School (math 5% / reading 8%, grade F, #457 of 470 statewide, top 98%, 833 students, 100% FRL) — zoned schools average 100% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 45 units permitted in Dougherty County in 2024 (20 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.
• Dougherty County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $166,540 (12.3% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.88% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-25,647
• Equity at exit: $28,315

10-year hold

• IRR: -5.8%
• Equity multiple: 0.64×
• Total profit: $-19,401
• Equity at exit: $16,419

Cash invested: $53,172 (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: 204
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $101

Break-even live

Break-even rent $1,537

Max offer price $189,900

Occupancy floor 89%

Sensitivity live

Price	-10% $209	-5% $155	+0% $101	+5% $48	+10% $-6
Rent	-10% $-30	-5% $36	+0% $101	+5% $167	+10% $233
Rate	-1.0pp $197	-0.5pp $150	base $101	+0.5pp $52	+1.0pp $2

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1967 S Riverview Cir Albany, GA	4.0	1.0	1232	$950	$0.77	22d	1	1.26mi
160 Woodstone Cir Albany, GA	3.0	2.0	1469	$1,600	$1.09	22d	1	1.35mi

Listing history 25 events

1. 2026-06-22
   days on market $189,900 Active 76 DOM
2. 2026-06-19
   days on market $189,900 Active 74 DOM
3. 2026-06-18
   days on market $189,900 Active 73 DOM
4. 2026-06-17
   days on market $189,900 Active 72 DOM
5. 2026-06-16
   days on market $189,900 Active 71 DOM
6. 2026-06-15
   days on market $189,900 Active 70 DOM
7. 2026-06-14
   days on market $189,900 Active 68 DOM
8. 2026-06-13
   days on market $189,900 Active 67 DOM
9. 2026-06-10
   days on market $189,900 Active 65 DOM
10. 2026-06-09
    days on market $189,900 Active 64 DOM
11. 2026-06-08
    days on market $189,900 Active 63 DOM
12. 2026-06-07
    days on market $189,900 Active 62 DOM
13. 2026-06-05
    days on market $189,900 Active 59 DOM
14. 2026-06-02
    days on market $189,900 Active 57 DOM
15. 2026-06-01
    days on market $189,900 Active 56 DOM
16. 2026-05-31
    days on market $189,900 Active 55 DOM
17. 2026-05-30
    days on market $189,900 Active 54 DOM
18. 2026-05-18
    price $189,900
19. 2026-05-06
    price $194,500
20. 2026-04-20
    price $197,500
21. 2026-04-06
    listed $199,000 Active
22. 2023-07-24
    soldstatus $185,000
23. 2020-10-26
    soldstatus $120,000
24. 2017-10-23
    soldstatus $65,000
25. 2009-10-13
    soldstatus $90,000

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$75/yr (+$6/mo · 4.5%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,985
• − Mortgage interest: −$10,637
• − Property taxes: −$1,672
• − Insurance: −$950
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$5,524
• Taxable loss: −$1,996
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,695/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: Dougherty County
• NCES district ID: 1301830
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $33,105
• Composite: 11.31/100
• National rank: #9716
• State rank: #163 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

• 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 (Dougherty County) Hauer SSP2

• Today (2025): 84,551 people
• By 2030: 80,637 · -4.6%
• By 2040: 72,090 · -14.7%
• By 2050: 64,056 · -24.2%
• By 2075: 46,332 · -45.2%
• By 2100: 33,127 · -60.8%

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 · Dougherty

• 2024 margin: Solid D (+41.1) · D 70.4% · R 29.3%
• 2008→2024 swing: +6.2pp toward D · 2008: 35.0pp · 2024: 41.1pp
• All cycles: 2024: D+41.1 2020: D+40.0 2016: D+38.3 2012: D+39.0 2008: D+35.0

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

+111.0% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $189,900 SWGABOR
• 2026-05-06 Price Changed $194,500 SWGABOR
• 2026-04-20 Price Changed $197,500 SWGABOR
• 2026-04-06 Listed $199,000 SWGABOR
• 2023-07-24 Sold (Public Records) $185,000 Public Records
• 2020-10-26 Sold (Public Records) $120,000 Public Records
• 2017-10-23 Sold (Public Records) $65,000 Public Records
• 2009-10-13 Sold (Public Records) $90,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,672 · +6.4% YoY. Source: county tax records.