1316 Eleventh Ave · Albany, GA 31707

$79,900

3 bd · 1.0 ba · 1,003 sqft · SingleFamily public records · 118 Days on market

Built 1950 0.28 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Package deal 3 properties (duplex and 2 houses) for $235000.00. Great investment. Total income for all 3 houses is 2425.00 per month. This sale include 1108 W 4th duplex and 1916 W Broad.

Key facts

• 0.28 acre lot
• Built 1950
• Listed 117 days

Property features AI

Finance

• Other: Lot approximately 0.28 acre; Annual property tax around $1,080
• HOA & community: Subdivision: Palmrya Homes

Exterior

• Utilities: Sewer connected
• Home design: Single-story detached single family residence; Residential property
• Construction: Frame construction with wood siding
• Exterior features: Shingle roof

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric central heating
• Interior features: Carpet flooring; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (+9.4%/yr); 184 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $552 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($73k) 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.
• Current owner paid $54k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1950 — 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: 1.25% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.35×
• Total profit: $7,854
• Equity at exit: $11,913

10-year hold

• IRR: 21.6%
• Equity multiple: 3.27×
• Total profit: $50,813
• Equity at exit: $6,908

Cash invested: $22,372 (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 31707

• Rents YoY: 9.4%
• Active inventory: 184
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $995 high
• Mortgage (P&I): −$419
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $244

Break-even live

Break-even rent $686

Max offer price $79,900

Occupancy floor 70%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1314 9th Ave Albany, GA	3.0	1.0	1090	$1,000	$0.92	21d	1	0.14mi
903 7th Ave Apt A Albany, GA	2.0	1.0	912	$825	$0.90	21d	1	0.74mi
1308 Maryland Dr Albany, GA	2.0	1.0	988	$750	$0.76	21d	1	0.91mi
2001 Dawson Rd Albany, GA	1.0–3.0	1.0–1.5	952	$975	$1.02	21d	7	0.96mi
1905 Elkhorn Ln Unit B Albany, GA	2.0	1.5	1100	$1,000	$0.91	21d	1	1.01mi
612 Florence Dr Albany, GA	3.0	1.0	1428	$1,200	$0.84	21d	1	1.02mi
3315 Sylvester Rd Unit 63 Albany, GA	3.0	2.0	1024	$900	$0.88	21d	1	1.03mi
1900 Buck Ln Albany, GA	3.0	2.5	1280	$1,195	$0.93	21d	1	1.04mi
820 W 3rd Ave Albany, GA	2.0	1.0	1270	$700	$0.55	21d	1	1.04mi
2607 Cardinal St Albany, GA	2.0	1.0	900	$850	$0.94	21d	1	1.11mi
914 20th Ave Albany, GA	2.0	1.0	988	$815	$0.82	44d	1	1.13mi
900 20th Ave Albany, GA	2.0	1.0	850	$800	$0.94	21d	1	1.16mi
1204 Julia Ave Apt B Albany, GA	2.0	1.0	796	$900	$1.13	21d	1	1.17mi
906 N Van Buren St Albany, GA	2.0	1.0	835	$695	$0.83	21d	1	1.20mi
1110 Rawson Dr Albany, GA	2.0	1.0	1300	$875	$0.67	21d	1	1.31mi
1111 N Madison St Albany, GA	2.0	1.0	1460	$875	$0.60	21d	1	1.32mi
1107 N Madison St Albany, GA	2.0	2.0	1460	$1,375	$0.94	21d	1	1.33mi
2510 Barnesdale Way Unit 4 Albany, GA	2.0	2.0	1081	$1,175	$1.09	21d	1	1.34mi
701 W Society Ave Albany, GA	1.0–3.0	1.0	723	$649	$0.90	21d	1	1.42mi

Listing history 20 events

1. 2026-06-19
   days on market $79,900 Active 118 DOM
2. 2026-06-18
   days on market $79,900 Active 117 DOM
3. 2026-06-17
   days on market $79,900 Active 116 DOM
4. 2026-06-16
   days on market $79,900 Active 115 DOM
5. 2026-06-15
   days on market $79,900 Active 114 DOM
6. 2026-06-14
   days on market $79,900 Active 112 DOM
7. 2026-06-13
   days on market $79,900 Active 111 DOM
8. 2026-06-10
   days on market $79,900 Active 109 DOM
9. 2026-06-09
   days on market $79,900 Active 108 DOM
10. 2026-06-08
    days on market $79,900 Active 107 DOM
11. 2026-06-07
    days on market $79,900 Active 106 DOM
12. 2026-06-05
    days on market $79,900 Active 103 DOM
13. 2026-06-02
    days on market $79,900 Active 101 DOM
14. 2026-06-01
    days on market $79,900 Active 100 DOM
15. 2026-05-31
    days on market $79,900 Active 99 DOM
16. 2026-05-30
    days on market $79,900 Active 98 DOM
17. 2026-02-21
    listed $79,900 Active
18. 2025-10-21
    listed $235,000 Active 187-char remark

    Show marketing remark (187 chars)

    Package deal 3 properties (duplex and 2 houses) for $235000.00. Great investment. Total income for all 3 houses is 2425.00 per month. This sale include 1108 W 4th duplex and 1916 W Broad.

19. 2020-06-05
    soldstatus $54,500
20. 2015-04-21
    soldstatus $44,500

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,080 · $90/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 · 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: $11,942
• − Mortgage interest: −$4,476
• − Property taxes: −$1,080
• − Insurance: −$400
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,324
• Taxable income: $1,752
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $2,506/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): 22,679
• Household income: $50,862
• Rent vs Own: 57.3% rent · 42.7% own
• Severe rent burden: 1572.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Two or more races 3% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 1% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -130.86%
• Current HPI: 173.4443
• Rent YoY: ▲ 9.39%
• 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

+79.6% since first listed

4 events — show timeline

• 2026-02-21 Listed $79,900 SWGABOR
• 2025-10-21 Listed $235,000 SWGABOR
• 2020-06-05 Sold (Public Records) $54,500 Public Records
• 2015-04-21 Sold (Public Records) $44,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,080 · +6.1% YoY. Source: county tax records.