1821 Samford Dr · Albany, GA 31707

$118,500

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 26 Days on market

Built 1958 0.33 ac lot ↓ 55% since listing

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Why this score? — see what drove the D 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 +15.2/30.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• DSCR +4.6/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss the opportunity to check out a newly upgraded 3-bedroom, 1-bath home located on a spacious corner lot in Southwest Albany. This move-in ready property offers fresh updates throughout, including modern flooring, updated kitchen features, refreshed interior finishes, and great natural light. This property is a great option for a first-time homebuyer or an investor seeking a ready-to-rent addition to their portfolio. Schedule your showing today and see the value this home has to offer.

Key facts

• 0.33 acre lot
• Built 1958
• Listed 26 days

Property features AI

Exterior

• Home design: Single-family residence; Detached; 1 story
• Construction: Wood siding; Shingle roof
• Exterior features: Covered patio/porch; Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric cooktop; Electric oven
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling; Ceiling fan(s)
• Interior features: Ceiling fan(s); Dishwasher; Refrigerator; Electric cooktop; Electric oven

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $40 ($483/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 $98k (17.0% below list).
• Recommended offer: $98k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.0% 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: Live Oak Elementary School (math 22% / reading 17%, grade F, #878 of 1,228 statewide, top 75%, 805 students, 100% FRL); Merry Acres Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 764 students, 100% FRL); Westover High School (math 5% / reading 24%, grade F, #297 of 424 statewide, top 74%, 1,360 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 (+9.4%/yr); 184 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $819 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($117k) 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $98,402 (17.0% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $77,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 Gillespie Ave	0.67mi	3/1.0	1,042 (+4%)	17mo	$80,000	$77	48
410 Endicott Ln	0.71mi	3/2.0	1,080 (+8%)	4mo	$70,000	$65	46
1704 W Highland Ave	0.52mi	2/1.0 (-1)	900 (-10%)	14mo	$78,000	$87	42

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: -9.0%
• Equity multiple: 0.65×
• Total profit: $-11,474
• Equity at exit: $17,669

10-year hold

• IRR: 5.7%
• Equity multiple: 1.51×
• Total profit: $16,833
• Equity at exit: $10,246

Cash invested: $33,180 (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: 10.0×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$621
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $40

Break-even live

Break-even rent $933

Max offer price $118,500

Occupancy floor 91%

Sensitivity live

Price	-10% $107	-5% $74	+0% $40	+5% $7	+10% $-27
Rent	-10% $-37	-5% $1	+0% $40	+5% $79	+10% $118
Rate	-1.0pp $100	-0.5pp $70	base $40	+0.5pp $10	+1.0pp $-22

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Endicott Ln Albany, GA	3.0	2.0	1080	$1,295	$1.20	22d	1	0.70mi
2380 Meadowlark Commons Ct Albany, GA	2.0	2.0	1146	$800	$0.70	22d	1	0.74mi
612 Florence Dr Albany, GA	3.0	1.0	1428	$1,200	$0.84	22d	1	0.76mi
1204 Julia Ave Apt B Albany, GA	2.0	1.0	796	$900	$1.13	22d	1	0.81mi
1502 Gillespie Ave Albany, GA	3.0	1.0	1104	$875	$0.79	22d	1	0.83mi
2133 W Gordon Ave Albany, GA	2.0	2.0	840	$750	$0.89	22d	1	0.92mi
1308 Maryland Dr Albany, GA	2.0	1.0	988	$750	$0.76	22d	1	0.98mi
1214 Gillespie Ave Unit 1 Albany, GA	2.0	1.0	800	$800	$1.00	22d	1	1.09mi
1312 Colquitt Ave Albany, GA	3.0	1.0	1133	$900	$0.79	22d	1	1.27mi
2001 Dawson Rd Albany, GA	1.0–3.0	1.0–1.5	952	$975	$1.02	22d	7	1.38mi
309 S Cleveland St Unit 309 Cleveland-A Albany, GA	2.0	1.0	804	$650	$0.81	22d	1	1.40mi
1314 9th Ave Albany, GA	3.0	1.0	1090	$1,000	$0.92	22d	1	1.48mi

Listing history 21 events

1. 2026-06-22
   days on market $118,500 Active 26 DOM
2. 2026-06-19
   days on market $118,500 Active 24 DOM
3. 2026-06-18
   days on market $118,500 Active 23 DOM
4. 2026-06-17
   days on market $118,500 Active 22 DOM
5. 2026-06-16
   days on market $118,500 Active 21 DOM
6. 2026-06-15
   days on market $118,500 Active 20 DOM
7. 2026-06-14
   days on market $118,500 Active 18 DOM
8. 2026-06-13
   days on market $118,500 Active 17 DOM
9. 2026-06-10
   days on market $118,500 Active 15 DOM
10. 2026-06-09
    statusdays on market $118,500 Active 14 DOM
11. 2026-06-08
    days on market $118,500 New 13 DOM
12. 2026-06-07
    days on market $118,500 New 12 DOM
13. 2026-06-05
    days on market $118,500 New 9 DOM
14. 2026-06-02
    days on market $118,500 New 7 DOM
15. 2026-06-01
    days on market $118,500 New 6 DOM
16. 2026-05-31
    days on market $118,500 New 5 DOM
17. 2026-05-30
    days on market $118,500 New 4 DOM
18. 2026-05-25
    listed $118,500 Active
19. 2026-02-10
    historical
20. 2025-09-23
    listed $59,900
21. 2022-08-01
    soldstatus $265,000

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $1,090 · $91/mo
• Expected delta: +$294/yr (+$25/mo · 37.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $11,808
• − Mortgage interest: −$6,638
• − Property taxes: −$796
• − Insurance: −$592
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$3,447
• Taxable loss: −$1,555
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $856/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

-55.3% since first listed

4 events — show timeline

• 2026-05-25 Listed $118,500 SWGABOR
• 2026-02-10 Delisted — SWGABOR
• 2025-09-23 Listed $59,900 SWGABOR
• 2022-08-01 Sold (Public Records) $265,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $796 · +6.1% YoY. Source: county tax records.