1203 Waddell Ave · Albany, GA 31705

$74,500

2 bd · 2.0 ba · 975 sqft · SingleFamily public records · 105 Days on market

Built 1956 0.36 ac lot

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Why this score? — see what drove the C 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +4.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Maximize your ROI with this high-potential dual-unit property! This solid brick setup features a 3/1 main house and a detached 2/1 mother in law suite, offering a house-hacking or double-rental opportunity. Both structures were outfitted with a new roof in 2023. Located in a quiet neighborhood with a carport, this is a low-maintenance, high-yield asset ready for an investor or large family. ADU does need work and this was considered in price. Sold as-is.

Key facts

• Detached adu
• Carport
• Dual-unit property

Tags

• DUAL-UNIT PROPERTY
• DETACHED ADU
• NEW ROOF
• QUIET NEIGHBORHOOD
• CARPORT

Property features AI

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached home; One story
• Construction: Brick construction
• Exterior features: Covered patio/porch; Storage; Workshop

Interior

• Kitchen: Oven; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating
• Interior features: Oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($831 rent vs $74k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising fast (+8.1%/yr); 128 active listings in the ZIP; 9 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 $515 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 + 8.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,795 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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: 1.12% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $39,975
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Whitney Ave	0.49mi	3/1.0 (+1)	996 (+2%)	3mo	$13,830	$14	62
1305 Highland Ave	0.54mi	3/1.0 (+1)	918 (-6%)	6mo	$58,500	$64	51
830 W Gordon Ave	0.56mi	2/1.0	1,036 (+6%)	19mo	$65,000	$63	43
835 Dorsett Ave	0.63mi	2/1.0	864 (-11%)	20mo	$35,000	$41	31
1311 Lee St	0.73mi	3/1.5 (+1)	1,068 (+10%)	23mo	$24,000	$22	24

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $3,207
• Equity at exit: $11,108

10-year hold

• IRR: 17.4%
• Equity multiple: 2.76×
• Total profit: $36,793
• Equity at exit: $6,441

Cash invested: $20,860 (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 31705

• Home prices YoY: -20.1%
• Rents YoY: 8.1%
• Active inventory: 128
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $831 high
• Mortgage (P&I): −$391
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $171

Break-even live

Break-even rent $615

Max offer price $74,500

Occupancy floor 74%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Gillespie Ave Unit A Albany, GA	2.0	1.0	650	$550	$0.85	21d	1	0.27mi
1214 Gillespie Ave Unit 1 Albany, GA	2.0	1.0	800	$800	$1.00	21d	1	0.28mi
1502 Gillespie Ave Albany, GA	3.0	1.0	1104	$875	$0.79	21d	1	0.49mi
309 S Cleveland St Unit 309 Cleveland-A Albany, GA	2.0	1.0	804	$650	$0.81	21d	1	0.55mi
727 Lippitt Dr Albany, GA	2.0	1.0	525	$750	$1.43	21d	1	0.91mi
1204 Julia Ave Apt B Albany, GA	2.0	1.0	796	$900	$1.13	21d	1	1.12mi
410 Endicott Ln Albany, GA	3.0	2.0	1080	$1,295	$1.20	21d	1	1.20mi
2133 W Gordon Ave Albany, GA	2.0	2.0	840	$750	$0.89	21d	1	1.30mi
1308 Maryland Dr Albany, GA	2.0	1.0	988	$750	$0.76	21d	1	1.37mi

Listing history 19 events

1. 2026-06-19
   days on market $74,500 Active 105 DOM
2. 2026-06-18
   days on market $74,500 Active 104 DOM
3. 2026-06-17
   days on market $74,500 Active 103 DOM
4. 2026-06-16
   days on market $74,500 Active 102 DOM
5. 2026-06-15
   price $74,500 Active 101 DOM
6. 2026-06-15
   days on market $74,900 Active 101 DOM
7. 2026-06-14
   days on market $74,900 Active 99 DOM
8. 2026-06-13
   days on market $74,900 Active 98 DOM
9. 2026-06-10
   days on market $74,900 Active 96 DOM
10. 2026-06-09
    days on market $74,900 Active 95 DOM
11. 2026-06-08
    days on market $74,900 Active 94 DOM
12. 2026-06-07
    days on market $74,900 Active 93 DOM
13. 2026-06-05
    days on market $74,900 Active 90 DOM
14. 2026-06-02
    days on market $74,900 Active 88 DOM
15. 2026-06-01
    days on market $74,900 Active 87 DOM
16. 2026-05-31
    days on market $74,900 Active 86 DOM
17. 2026-05-30
    days on market $74,900 Active 85 DOM
18. 2026-03-07
    price $74,900
19. 2026-03-06
    listed $7,490,000 Active

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $770 · $64/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $9,978
• − Mortgage interest: −$4,173
• − Property taxes: −$770
• − Insurance: −$372
• − Repairs & maintenance: −$798
• − Management: −$798
• − Depreciation: −$2,167
• Taxable income: $898
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $1,836/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): 30,791
• Household income: $42,972
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1933.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -38.46%
• Current HPI: 152.4574
• Rent YoY: ▲ 8.10%
• 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

-99.0% since first listed

2 events — show timeline

• 2026-03-07 Price Changed $74,900 SWGABOR
• 2026-03-06 Listed $7,490,000 SWGABOR

Property tax history

+2.1%/yr

Latest (2025): $770 · +6.1% YoY. Source: county tax records.