1104 University St · Albany, GA 31707

$135,000

3 bd · 2.0 ba · 1,876 sqft · SingleFamily public records · 37 Days on market

Built 1977 0.50 ac lot Est $261k · 48% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• 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

This 2.5-story Bungalow boasts a welcoming atmosphere and plenty of space for your family. With 4 bedrooms and 2 full baths in a 1,876 sq. ft. layout, you'll have all the room you need. Enjoy this cozy yet open living space, ideal for entertaining and comfortable everyday living. Add your personal touches, to make it your own. ? Situated in West Albany, this home sits on just over a 1/2 acre lot in desirable West Town subdivision. Easy access to local amenities, and ample outdoor space in a fenced yard, truly make 1104 University a great value in the current market. Don't miss out on this opportunity to own this home, at an affordable price!

Key facts

• 0.5 acre lot
• Parking
• Built 1977

Property features AI

Exterior

• Parking: 1 parking space
• Home design: Single-family residence (detached); 2 stories
• Construction: Brick and Masonite exterior; Shingle roof
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Refrigerator; Electric cooktop; Electric oven
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating
• Interior features: Hardwood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (0.3% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 1 comparable units currently listed for rent nearby; 45 units permitted in Dougherty County in 2024 (20 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/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 $933 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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: 1.00% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $260,764
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1228 Augusta Dr	0.56mi	3/2.0	1,759 (-6%)	15mo	$245,000	$139	51
1906 W Whitney Ave	0.66mi	3/1.0	1,736 (-8%)	4mo	$114,250	$66	49

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,340
• Equity at exit: $20,129

10-year hold

• IRR: 11.0%
• Equity multiple: 2.05×
• Total profit: $39,873
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $148

Break-even live

Break-even rent $1,158

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $224	-5% $186	+0% $148	+5% $110	+10% $71
Rent	-10% $42	-5% $95	+0% $148	+5% $201	+10% $254
Rate	-1.0pp $216	-0.5pp $182	base $148	+0.5pp $113	+1.0pp $77

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2105 Evergreen Dr Albany, GA	4.0	2.0	1628	$1,395	$0.86	22d	1	1.33mi

Listing history 20 events

1. 2026-06-19
   days on market $135,000 Active 37 DOM
2. 2026-06-18
   days on market $135,000 Active 36 DOM
3. 2026-06-17
   days on market $135,000 Active 35 DOM
4. 2026-06-16
   days on market $135,000 Active 34 DOM
5. 2026-06-15
   days on market $135,000 Active 33 DOM
6. 2026-06-14
   days on market $135,000 Active 31 DOM
7. 2026-06-13
   days on market $135,000 Active 30 DOM
8. 2026-06-10
   days on market $135,000 Active 28 DOM
9. 2026-06-09
   days on market $135,000 Active 27 DOM
10. 2026-06-08
    days on market $135,000 Active 26 DOM
11. 2026-06-07
    days on market $135,000 Active 25 DOM
12. 2026-06-05
    days on market $135,000 Active 22 DOM
13. 2026-06-03
    days on market $135,000 Active 20 DOM
14. 2026-05-31
    days on market $135,000 Active 50 DOM
15. 2026-05-30
    days on market $135,000 Active 49 DOM
16. 2026-05-01
    status Active
17. 2026-03-06
    status Active
18. 2026-03-02
    status Pending
19. 2026-03-01
    status Active
20. 2025-03-05
    listed $135,000 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: $1,809 · $151/mo
• Projected year-2 tax: $1,809 · $151/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 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: $16,144
• − Mortgage interest: −$7,562
• − Property taxes: −$1,809
• − Insurance: −$675
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,927
• Taxable loss: −$412
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $1,873/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

5 events — show timeline

• 2026-05-01 Relisted — SWGABOR
• 2026-03-06 Relisted — SWGABOR
• 2026-03-02 Pending — SWGABOR
• 2026-03-01 Relisted — SWGABOR
• 2025-03-05 Listed $135,000 SWGABOR

Property tax history

+2.1%/yr

Latest (2025): $1,809 · +6.1% YoY. Source: county tax records.