910 Eleventh Ave · Albany, GA 31701

$90,000

3 bd · 1.0 ba · 1,101 sqft · SingleFamily public records · 42 Days on market

Built 1950 0.31 ac lot Est $129k · 30% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

~ ADDORABLE & AFFORDABLE ON THE AVENUES ~ FRESH PRESSURE WASHING ~ FRESH PAINT ~ WASHER & DRYER REMAIN ~ Seller will give $500 towards new carpet in bedroom! This cute 3-bedroom 1 bath home has street appeal galore! Lathe living room with LVP floors! Kitchen with updated cabinets, appliances and breakfast nook! Three spacious bedrooms and one bathroom that is also updated! Outside has a carport, storage shed and large yard! Super location!

Key facts

• Breakfast nook
• Updated cabinets
• Carport

Tags

• UPDATED CABINETS
• BREAKFAST NOOK
• CARPORT
• STORAGE SHED
• LARGE YARD

Property features AI

Finance

• Other: Located in the Rawson Park subdivision; Directions: Slappey to 11th Ave

Exterior

• Parking: 2 parking spaces
• Home design: Single-family residence; Detached; 1 story
• Construction: Shingle roof
• Exterior features: Patio

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $21 ($246/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $90k).
• Recommended offer: $87k (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: 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: 177 active listings in the ZIP; 16 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).
• This rent runs 32% of the median local income ($35k/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 $622 of loan paydown is wiped out by about $3k 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 42 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.04% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $128,817
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 Palmyra Rd	0.23mi	3/1.0	1,224 (+11%)	1mo	$143,000	$117	70
2008 N Harding St	0.25mi	3/1.0	1,215 (+10%)	13mo	$120,000	$99	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-13,203
• Equity at exit: $13,419

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-9,513
• Equity at exit: $7,782

Cash invested: $25,200 (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 31701

• Home prices YoY: -27.3%
• Active inventory: 177
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $937 high
• Mortgage (P&I): −$472
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$38
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $21

Break-even live

Break-even rent $911

Max offer price $90,000

Occupancy floor 93%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 7th Ave Apt A Albany, GA	2.0	1.0	912	$825	$0.90	20d	1	0.34mi
1314 9th Ave Albany, GA	3.0	1.0	1090	$1,000	$0.92	20d	1	0.64mi
820 W 3rd Ave Albany, GA	2.0	1.0	1270	$700	$0.55	20d	1	0.77mi
1111 N Madison St Albany, GA	2.0	1.0	1460	$875	$0.60	20d	1	0.81mi
1110 Rawson Dr Albany, GA	2.0	1.0	1300	$875	$0.67	20d	1	0.81mi
1107 N Madison St Albany, GA	2.0	2.0	1460	$1,375	$0.94	20d	1	0.83mi
906 N Van Buren St Albany, GA	2.0	1.0	835	$695	$0.83	20d	1	0.85mi
2607 Cardinal St Albany, GA	2.0	1.0	900	$850	$0.94	20d	1	0.85mi
900 20th Ave Albany, GA	2.0	1.0	850	$800	$0.94	20d	1	0.90mi
914 20th Ave Albany, GA	2.0	1.0	988	$815	$0.82	43d	1	0.90mi
701 W Society Ave Albany, GA	1.0–3.0	1.0	723	$649	$0.90	20d	1	1.09mi
1308 Maryland Dr Albany, GA	2.0	1.0	988	$750	$0.76	20d	1	1.13mi
612 Florence Dr Albany, GA	3.0	1.0	1428	$1,200	$0.84	20d	1	1.31mi
1900 Buck Ln Albany, GA	3.0	2.5	1280	$1,195	$0.93	20d	1	1.38mi
1905 Elkhorn Ln Unit B Albany, GA	2.0	1.5	1100	$1,000	$0.91	20d	1	1.38mi
1204 Julia Ave Apt B Albany, GA	2.0	1.0	796	$900	$1.13	20d	1	1.39mi

Listing history 22 events

1. 2026-06-19
   days on market $90,000 Active 42 DOM
2. 2026-06-18
   days on market $90,000 Active 41 DOM
3. 2026-06-17
   price $90,000 Active 40 DOM
4. 2026-06-17
   days on market $99,900 Active 40 DOM
5. 2026-06-16
   days on market $99,900 Active 39 DOM
6. 2026-06-15
   pricedays on market $99,900 Active 38 DOM
7. 2026-06-14
   days on market $105,000 Active 36 DOM
8. 2026-06-13
   days on market $105,000 Active 35 DOM
9. 2026-06-10
   days on market $105,000 Active 33 DOM
10. 2026-06-09
    days on market $105,000 Active 32 DOM
11. 2026-06-08
    days on market $105,000 Active 31 DOM
12. 2026-06-07
    days on market $105,000 Active 30 DOM
13. 2026-06-05
    pricedays on market $105,000 Active 27 DOM
14. 2026-06-02
    days on market $109,900 Active 25 DOM
15. 2026-06-01
    days on market $109,900 Active 24 DOM
16. 2026-05-31
    remarks 447-char remark
17. 2026-05-31
    days on market $109,900 Active 23 DOM
18. 2026-05-30
    days on market $109,900 Active 22 DOM
19. 2026-05-15
    price $109,900
20. 2026-05-08
    listed $115,000 Active
21. 2022-10-18
    soldstatus $80,000
22. 2020-09-24
    soldstatus $50,000

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,020 · $85/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 A · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 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: $11,243
• − Mortgage interest: −$5,041
• − Property taxes: −$1,020
• − Insurance: −$1,952
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,618
• Taxable loss: −$1,188
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $531/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): 16,135
• Household income: $35,025
• Rent vs Own: 66.9% rent · 33.1% own
• Severe rent burden: 1383.0

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 (74%)
• Race & ethnicity: Black 74% White 21% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 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: ▼ -54.55%
• Current HPI: 145.4604
• Rent YoY: —
• 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

+119.8% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $109,900 SWGABOR
• 2026-05-08 Listed $115,000 SWGABOR
• 2022-10-18 Sold (Public Records) $80,000 Public Records
• 2020-09-24 Sold (Public Records) $50,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,020 · +5.4% YoY. Source: county tax records.