187 Society St · Leesburg, GA 31763

$171,000

4 bd · 2.0 ba · 2,280 sqft · SingleFamily public records · 31 Days on market

Built 1977 1.50 ac lot $75/sqft · 52% below area

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Why this score? — see what drove the B- 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Nestled on a 1.5 acre, corner lot and surrounded by majestic oak trees, this well loved home provides the opportunity for endless possibilities -- 4 bedrooms, 2 bathrooms -- formal living room -- spacious family room with brick surround fireplace -- kitchen with stained cabinets -- dining room -- bonus room that could be 5th bedroom -- deck -- fenced backyard -- double carport -- multiple storage buildings -- convenient to all Lee County schools and ready for you to call it yours!

Key facts

• Stained cabinets
• Double carport
• Fenced backyard

Tags

• CORNER LOT
• BRICK SURROUND FIREPLACE
• STAINED CABINETS
• FENCED BACKYARD
• DOUBLE CARPORT
• MULTIPLE STORAGE BUILDINGS

Property features AI

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached residence; Single-story
• Construction: Brick construction; Shingle roof; Slab foundation; Built in 2026
• Exterior features: Deck; Corner lot; Storage building/structure

Interior

• Kitchen: Refrigerator; Electric cooktop; Electric oven
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fans
• Interior features: Built-in bookcases; Fireplace (1)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $171k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $171k).
• Recommended offer: $166k (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; 1 comparable units currently listed for rent nearby; 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 31 days — a 3% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 88% 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 $165,870 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (median comp): $357,946
• List price: $171,000
• Delta: -52.23%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.58×
• Total profit: $-20,236
• Equity at exit: $25,497

10-year hold

• IRR: -3.9%
• Equity multiple: 0.75×
• Total profit: $-11,863
• Equity at exit: $14,785

Cash invested: $47,880 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,139 medium
• Mortgage (P&I): −$897
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $139

Break-even live

Break-even rent $1,962

Max offer price $171,000

Occupancy floor 88%

Sensitivity live

Price	-10% $236	-5% $188	+0% $139	+5% $91	+10% $43
Rent	-10% $-30	-5% $55	+0% $139	+5% $224	+10% $308
Rate	-1.0pp $226	-0.5pp $183	base $139	+0.5pp $95	+1.0pp $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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Senah Dr Leesburg, GA	3.0	2.0	1733	$2,035	$1.17	21d	1	1.10mi

Listing history 16 events

1. 2026-06-19
   days on market $171,000 Active 31 DOM
2. 2026-06-18
   days on market $171,000 Active 30 DOM
3. 2026-06-17
   days on market $171,000 Active 29 DOM
4. 2026-06-16
   days on market $171,000 Active 28 DOM
5. 2026-06-15
   days on market $171,000 Active 27 DOM
6. 2026-06-14
   days on market $171,000 Active 25 DOM
7. 2026-06-13
   days on market $171,000 Active 24 DOM
8. 2026-06-10
   statusdays on market $171,000 Active 22 DOM
9. 2026-06-07
   statusdays on market $171,000 Pending 21 DOM
10. 2026-06-05
    days on market $171,000 Active 20 DOM
11. 2026-06-03
    days on market $171,000 Active 19 DOM
12. 2026-06-02
    days on market $171,000 Active 18 DOM
13. 2026-06-01
    days on market $171,000 Active 17 DOM
14. 2026-05-31
    days on market $171,000 Active 16 DOM
15. 2026-05-30
    days on market $171,000 Active 15 DOM
16. 2026-05-15
    listed $171,000 Active 485-char remark

ⓘ 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: $1,868 · $156/mo
• Projected year-2 tax: $1,868 · $156/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 AE · 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 88% 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: $25,666
• − Mortgage interest: −$9,579
• − Property taxes: −$1,868
• − Insurance: −$5,974
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$4,975
• Taxable loss: −$836
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $1,874/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

3 events — show timeline

• 2026-06-09 Relisted — SWGABOR
• 2026-06-05 Pending — SWGABOR
• 2026-05-15 Listed $171,000 SWGABOR

Property tax history

+4.3%/yr

Latest (2024): $1,868 · +39.1% YoY. Source: county tax records.