905 Dorsett Ave · Albany, GA 31701

$55,000

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 108 Days on market

Built 1956 8,276 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make this 3BR 1Bath Ranch Style House In Lincoln Heights Subdivision your next Investment Property or with a little TLC your Perfect Cozy First Home. Bring All Offers. Sold in current As Is Condition. Great Home or Investment. Some Updates already done. Owner is Licensed Agent in the state of Georgia. Co-Listed with Judith Hampton Thompson of Hampton Realty Company & Associates, Inc

Key facts

• Carport
• Enclosed porch
• Fenced backyard

Tags

• FENCED BACKYARD
• ENCLOSED PORCH
• CARPORT
• LARGE FRONT AND BACK YARDS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available; Cable available; High-speed internet available
• Home design: Single-family house; One story; Residential property; Fixer condition
• Construction: Built in 1956; Block construction; Composition roof; Crawl space foundation
• Exterior features: City lot

Interior

• Kitchen: Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heating present (type: Other); Window unit(s) for cooling
• Interior features: Sun room; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 4.7% in Albany — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#371 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: crime F, 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: Alice Coachman Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 419 students, 100% FRL); Radium Springs Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 919 students, 100% FRL); Monroe High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,078 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: 177 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $25k; list at $55k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.14%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $22,330
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Whitney Ave	0.68mi	3/1.0	996 (-2%)	3mo	$13,830	$14	62
1311 Lee St	0.19mi	3/1.5	1,068 (+5%)	23mo	$24,000	$22	61
830 W Gordon Ave	0.34mi	2/1.0 (-1)	1,036 (+2%)	19mo	$65,000	$63	59
527 Jefferies Ave	0.65mi	3/1.0	962 (-5%)	4mo	$17,500	$18	58
835 Dorsett Ave	0.08mi	2/1.0 (-1)	864 (-15%)	20mo	$35,000	$41	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 1.97×
• Total profit: $14,911
• Equity at exit: $8,201

10-year hold

• IRR: 31.4%
• Equity multiple: 3.84×
• Total profit: $43,672
• Equity at exit: $4,755

Cash invested: $15,400 (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 31701

• Home prices YoY: -27.3%
• Active inventory: 177
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $934 high
• Mortgage (P&I): −$288
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $374

Break-even live

Break-even rent $460

Max offer price $55,000

Occupancy floor 55%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 Colquitt Ave Albany, GA	3.0	1.0	1133	$900	$0.79	21d	1	0.69mi
309 S Cleveland St Unit 309 Cleveland-A Albany, GA	2.0	1.0	804	$650	$0.81	21d	1	0.69mi
1214 Gillespie Ave Unit 1 Albany, GA	2.0	1.0	800	$800	$1.00	21d	1	0.76mi
1502 Gillespie Ave Albany, GA	3.0	1.0	1104	$875	$0.79	21d	1	1.03mi
2415 Habersham Rd Albany, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	1.40mi

Listing history 20 events

1. 2026-06-19
   days on market $55,000 Active 108 DOM
2. 2026-06-18
   days on market $55,000 Active 107 DOM
3. 2026-06-17
   days on market $55,000 Active 106 DOM
4. 2026-06-16
   days on market $55,000 Active 105 DOM
5. 2026-06-15
   days on market $55,000 Active 104 DOM
6. 2026-06-14
   days on market $55,000 Active 102 DOM
7. 2026-06-13
   days on market $55,000 Active 101 DOM
8. 2026-06-10
   days on market $55,000 Active 99 DOM
9. 2026-06-09
   days on market $55,000 Active 98 DOM
10. 2026-06-08
    days on market $55,000 Active 97 DOM
11. 2026-06-07
    days on market $55,000 Active 96 DOM
12. 2026-06-05
    days on market $55,000 Active 93 DOM
13. 2026-06-02
    days on market $55,000 Active 91 DOM
14. 2026-06-01
    days on market $55,000 Active 90 DOM
15. 2026-05-31
    days on market $55,000 Active 89 DOM
16. 2026-05-30
    days on market $55,000 Active 88 DOM
17. 2026-02-28
    listed $55,000 New
18. 2023-09-18
    soldstatus $25,000 Sold 395-char remark

    Show marketing remark (395 chars)

    Make this 3BR 1Bath Ranch Style House In Lincoln Heights Subdivision your next Investment Property or with a little TLC your Perfect Cozy First Home. Bring All Offers. Sold in current As Is Condition. Great Home or Investment. Some Updates already done. Owner is Licensed Agent in the state of Georgia. Co-Listed with Judith Hampton Thompson of Hampton Realty Company & Associates, Inc

19. 2023-08-18
    status Under Contract 395-char remark

    Show marketing remark (395 chars)

    Make this 3BR 1Bath Ranch Style House In Lincoln Heights Subdivision your next Investment Property or with a little TLC your Perfect Cozy First Home. Bring All Offers. Sold in current As Is Condition. Great Home or Investment. Some Updates already done. Owner is Licensed Agent in the state of Georgia. Co-Listed with Judith Hampton Thompson of Hampton Realty Company & Associates, Inc

20. 2023-08-04
    listed $47,500 New 395-char remark

    Show marketing remark (395 chars)

    Make this 3BR 1Bath Ranch Style House In Lincoln Heights Subdivision your next Investment Property or with a little TLC your Perfect Cozy First Home. Bring All Offers. Sold in current As Is Condition. Great Home or Investment. Some Updates already done. Owner is Licensed Agent in the state of Georgia. Co-Listed with Judith Hampton Thompson of Hampton Realty Company & Associates, Inc

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $628 · $52/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $11,205
• − Mortgage interest: −$3,081
• − Property taxes: −$628
• − Insurance: −$275
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$1,600
• Taxable income: $3,828
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $3,569/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 — Albany

• Score: 60/100
• State rank: #371
• US rank: #18903

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A- Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albany, GA
• County: Dougherty County · 89,040 people
• City population: 89,040
• Metro: Albany, GA
• Population (ZIP): 16,135
• Household income: $35,025
• Rent vs Own: 66.9% rent · 33.1% own
• Severe rent burden: 1383.0

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 Black (74%)
• Race & ethnicity: Black 74% White 21% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 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: ▼ -54.55%
• Current HPI: 145.4604
• Rent YoY: —
• 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

+15.8% since first listed

4 events — show timeline

• 2026-02-28 Listed $55,000 GAMLS
• 2023-09-18 Sold (MLS) $25,000 GAMLS
• 2023-08-18 Pending — GAMLS
• 2023-08-04 Listed $47,500 GAMLS

Property tax history

+2.1%/yr

Latest (2025): $628 · +31.6% YoY. Source: county tax records.