306 Ash Ct · Albany, GA 31705

$129,000

3 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 41 Days on market

Built 1977 0.36 ac lot Est $174k · 26% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• 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 MLS

Welcome to this solid 4-sided brick ranch nestled on a quiet cul-de-sac in the established Radium Gardens community. Situated on a spacious 0.36-acre lot, this 3BR/2BA home offers approximately 1,595 square feet of comfortable one-level living with timeless curb appeal and strong long-term potential. The property features a functional layout, attached garage, central heating and air, and generous front and backyard space perfect for entertaining, gardening, or future outdoor upgrades. The welcoming front porch and classic brick exterior provide the kind of character buyers and investors alike appreciate. Currently tenant-occupied, with the tenant scheduled to move out at the end of the month, this creates an ideal opportunity for an owner-occupant or investor looking to secure a property at an attractive price point. While the home could benefit from light cosmetic updates and TLC, it offers great bones and the ability to add value without taking on a major renovation project. Whether you're searching for your next primary residence, rental property, or value-add investment, this home presents a rare chance to step into instant equity and customize to your vision. Conveniently located near schools, shopping, and everyday amenities, this Albany property is full of opportunity and priced to sell. Don't miss your chance to unlock the potential of this hidden gem!

Key facts

• 4 sided brick ranch
• Generous lot
• Quiet cul de sac

Tags

• 4 SIDED BRICK RANCH
• QUIET CUL DE SAC
• GENEROUS LOT
• FUNCTIONAL FLOOR PLAN
• SPACIOUS FRONT AND BACKYARD
• WELCOMING FRONT PORCH

Property features AI

Exterior

• Parking: Front-facing garage; 1-car garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-level (one story); Brick construction on all sides; Shingle roof; Slab foundation
• Construction: Brick 4 sides construction; Shingle roof; Slab foundation
• Exterior features: Front porch; Chain link fencing; Listed as resale condition

Interior

• Kitchen: Other kitchen features; Other appliances
• Bedrooms: Three main-level bedrooms; No special bedroom features listed
• Flooring: Carpet flooring
• Bathrooms: Two full bathrooms (both on the main level); No master bathroom features listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; Other interior features; No shared/common walls
• Laundry & utility: Other laundry features

🏷️ Possibly a rental listed for sale. The $129,000 price doesn't fit this home's estimated sale value (~$173,855) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Radium Springs Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 423 students, 100% FRL); Radium Springs Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 919 students, 100% FRL); Dougherty Comprehensive High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 1,204 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 fast (+8.1%/yr); 128 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 45 units permitted in Dougherty County in 2024 (20 in 5+ unit buildings).
• This rent runs 38% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($125k) 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

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $173,855
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2406 Regina Rd	0.33mi	3/2.0	1,634 (+2%)	15mo	$178,400	$109	68
611 Heartwood Ln	0.60mi	3/2.0	1,482 (-7%)	15mo	$75,000	$51	48

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-958
• Equity at exit: $19,234

10-year hold

• IRR: 13.6%
• Equity multiple: 2.34×
• Total profit: $48,232
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $201

Break-even live

Break-even rent $1,101

Max offer price $129,000

Occupancy floor 80%

Sensitivity live

Price	-10% $274	-5% $237	+0% $201	+5% $164	+10% $128
Rent	-10% $94	-5% $147	+0% $201	+5% $254	+10% $308
Rate	-1.0pp $266	-0.5pp $233	base $201	+0.5pp $167	+1.0pp $133

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Elizabeth Ave Albany, GA	3.0	2.0	1641	$1,550	$0.94	22d	1	0.70mi
1203 Moultrie Rd Albany, GA	3.0–4.0	2.0	1521	$1,330	$0.87	22d	5	1.09mi

Listing history 19 events

1. 2026-06-22
   days on market $129,000 Active 41 DOM
2. 2026-06-19
   days on market $129,000 Active 39 DOM
3. 2026-06-18
   days on market $129,000 Active 38 DOM
4. 2026-06-17
   days on market $129,000 Active 37 DOM
5. 2026-06-16
   days on market $129,000 Active 36 DOM
6. 2026-06-15
   days on market $129,000 Active 35 DOM
7. 2026-06-14
   days on market $129,000 Active 33 DOM
8. 2026-06-13
   days on market $129,000 Active 32 DOM
9. 2026-06-10
   days on market $129,000 Active 30 DOM
10. 2026-06-09
    days on market $129,000 Active 29 DOM
11. 2026-06-08
    days on market $129,000 Active 28 DOM
12. 2026-06-07
    days on market $129,000 Active 27 DOM
13. 2026-06-05
    days on market $129,000 Active 24 DOM
14. 2026-06-02
    days on market $129,000 Active 22 DOM
15. 2026-06-01
    days on market $129,000 Active 21 DOM
16. 2026-05-31
    days on market $129,000 Active 20 DOM
17. 2026-05-30
    days on market $129,000 Active 19 DOM
18. 2026-05-11
    listed $129,000 New 1394-char remark

    Show marketing remark (1394 chars)

    Welcome to this solid 4-sided brick ranch nestled on a quiet cul-de-sac in the established Radium Gardens community. Situated on a spacious 0.36-acre lot, this 3BR/2BA home offers approximately 1,595 square feet of comfortable one-level living with timeless curb appeal and strong long-term potential. The property features a functional layout, attached garage, central heating and air, and generous front and backyard space perfect for entertaining, gardening, or future outdoor upgrades. The welcoming front porch and classic brick exterior provide the kind of character buyers and investors alike appreciate. Currently tenant-occupied, with the tenant scheduled to move out at the end of the month, this creates an ideal opportunity for an owner-occupant or investor looking to secure a property at an attractive price point. While the home could benefit from light cosmetic updates and TLC, it offers great bones and the ability to add value without taking on a major renovation project. Whether you're searching for your next primary residence, rental property, or value-add investment, this home presents a rare chance to step into instant equity and customize to your vision. Conveniently located near schools, shopping, and everyday amenities, this Albany property is full of opportunity and priced to sell. Don't miss your chance to unlock the potential of this hidden gem!

19. 2026-05-11
    listed $129,000 Active

    Show marketing remark (1394 chars)

    Welcome to this solid 4-sided brick ranch nestled on a quiet cul-de-sac in the established Radium Gardens community. Situated on a spacious 0.36-acre lot, this 3BR/2BA home offers approximately 1,595 square feet of comfortable one-level living with timeless curb appeal and strong long-term potential. The property features a functional layout, attached garage, central heating and air, and generous front and backyard space perfect for entertaining, gardening, or future outdoor upgrades. The welcoming front porch and classic brick exterior provide the kind of character buyers and investors alike appreciate. Currently tenant-occupied, with the tenant scheduled to move out at the end of the month, this creates an ideal opportunity for an owner-occupant or investor looking to secure a property at an attractive price point. While the home could benefit from light cosmetic updates and TLC, it offers great bones and the ability to add value without taking on a major renovation project. Whether you're searching for your next primary residence, rental property, or value-add investment, this home presents a rare chance to step into instant equity and customize to your vision. Conveniently located near schools, shopping, and everyday amenities, this Albany property is full of opportunity and priced to sell. Don't miss your chance to unlock the potential of this hidden gem!

ⓘ 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: $1,671 · $139/mo
• Projected year-2 tax: $1,671 · $139/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 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: $16,255
• − Mortgage interest: −$7,226
• − Property taxes: −$1,671
• − Insurance: −$645
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$3,753
• Taxable income: $360
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $2,322/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

+0.0% since first listed

2 events — show timeline

• 2026-05-11 Listed $129,000 FMLS
• 2026-05-11 Listed $129,000 GAMLS

Property tax history

+1.0%/yr

Latest (2025): $1,671 · +6.6% YoY. Source: county tax records.