195 N Mattie Ave · Sycamore, GA 31790

$99,900

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 38 Days on market

Built 1932 0.45 ac lot $78/sqft · 19% below area Est $123k · 19% under

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.6/10.0
• 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

This is a great home for a first-time home buyer or and investor looking to expand their portfolio. This 2 bedroom/2 bath home is just what you are looking for. Most of the yard is fenced in, your children and pets will love it. The owner of this home has done a lot of work on the yard and home making it move in ready. If what you are looking for is a quite community, yet not too far away from a town with restaurants and shopping this home is for you. Its only 5 minutes from Ashburn and 20 minutes from Tifton. It has a nice enclosed front porch so you can enjoy the outdoors with the pesky South Georgia insects and bugs bothering you. This home is a must see!!

Key facts

• Fenced yard
• Move in ready
• Enclosed front porch

Tags

• FENCED YARD
• MOVE IN READY
• ENCLOSED FRONT PORCH
• QUIET COMMUNITY

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-family residence; Residential property; Zoned R-3
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Screened patio/porch; Chain link fencing; Shed(s)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Freezer; Ice maker
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Gas fireplace
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% 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 ($691 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago 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.
• Current owner paid $64k; list at $100k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.16% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (median comp): $123,046
• List price: $99,900
• Delta: -18.81%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.4%
• Equity multiple: 1.81×
• Total profit: $22,699
• Equity at exit: $37,143

10-year hold

• IRR: 18.3%
• Equity multiple: 3.33×
• Total profit: $65,227
• Equity at exit: $51,802

Cash invested: $27,972 (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 31790

• Home prices YoY: 1.1%
• Active inventory: 6
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $282

Break-even live

Break-even rent $803

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $339	-5% $311	+0% $282	+5% $254	+10% $226
Rent	-10% $191	-5% $237	+0% $282	+5% $328	+10% $374
Rate	-1.0pp $333	-0.5pp $308	base $282	+0.5pp $257	+1.0pp $230

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $99,900 Active 38 DOM
2. 2026-06-21
   days on market $99,900 Active 37 DOM
3. 2026-06-18
   days on market $99,900 Active 35 DOM
4. 2026-06-17
   days on market $99,900 Active 34 DOM
5. 2026-06-16
   days on market $99,900 Active 33 DOM
6. 2026-06-15
   days on market $99,900 Active 32 DOM
7. 2026-06-13
   days on market $99,900 Active 30 DOM
8. 2026-06-12
   days on market $99,900 Active 29 DOM
9. 2026-06-09
   days on market $99,900 Active 26 DOM
10. 2026-06-08
    days on market $99,900 Active 25 DOM
11. 2026-06-07
    days on market $99,900 Active 24 DOM
12. 2026-06-07
    days on market $99,900 Active 23 DOM
13. 2026-06-04
    days on market $99,900 Active 20 DOM
14. 2026-06-02
    days on market $99,900 Active 19 DOM
15. 2026-06-01
    days on market $99,900 Active 18 DOM
16. 2026-05-31
    days on market $99,900 Active 17 DOM
17. 2026-05-31
    days on market $99,900 Active 16 DOM
18. 2026-05-15
    listed $99,900 Active
19. 2026-05-15
    listed $99,900 Active
20. 2026-05-15
    listed $99,900 Active
21. 2025-09-02
    price $95,000
22. 2025-08-06
    price $110,000
23. 2025-07-31
    status Active
24. 2025-03-06
    listed $115,000 Active
25. 2024-10-29
    price $118,000
26. 2024-10-01
    status Active
27. 2024-04-24
    price $120,000
28. 2024-01-23
    listed $125,000 Active
29. 2023-06-30
    soldstatus $64,000

ⓘ 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: $826 · $69/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$93/yr (+$8/mo · 11.3%)

ⓘ 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 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: $13,926
• − Mortgage interest: −$5,596
• − Property taxes: −$826
• − Insurance: −$500
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,906
• Taxable income: $1,870
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,941/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

+56.1% since first listed

12 events — show timeline

• 2026-05-15 Listed $99,900 TBOR
• 2026-05-15 Listed $99,900 TBOR
• 2026-05-15 Listed $99,900 TBOR
• 2025-09-02 Price Changed $95,000 TBOR
• 2025-08-06 Price Changed $110,000 TBOR
• 2025-07-31 Relisted — TBOR
• 2025-03-06 Listed $115,000 TBOR
• 2024-10-29 Price Changed $118,000 TBOR
• 2024-10-01 Relisted — TBOR
• 2024-04-24 Price Changed $120,000 TBOR
• 2024-01-23 Listed $125,000 TBOR
• 2023-06-30 Sold (Public Records) $64,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $826 · +17.3% YoY. Source: county tax records.