611 Whitney Ave · Albany, GA 31701

$87,500

3 bd · 2.0 ba · 1,730 sqft · SingleFamily public records · 108 Days on market

Built 1961 10,454 sqft 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

This spacious 3-bedroom, 2-bath brick home offers over 1,700 square feet of opportunity and flexibility. The property is move-in ready as-is, while still offering room for updates that could significantly increase its value-making it an excellent option for investors or buyers looking to add their personal touch. Inside, you'll find generous living space with carpet throughout, a large laundry room, and a versatile bonus room that could easily function as an additional bedroom, den, office, or hobby space. With its separate exterior entrance, the bonus room may also be ideal for a home-based business, studio, or private workspace. The exterior features durable brick construction, a carport

Key facts

• Outdoor storage room
• Large backyard
• Large laundry room

Tags

• BRICK CONSTRUCTION
• LARGE LAUNDRY ROOM
• VERSATILE BONUS ROOM
• SEPARATE EXTERIOR ENTRANCE
• OUTDOOR STORAGE ROOM
• LARGE BACKYARD

Property features AI

Finance

• Other: Lot about 0.24 acre (public records); Approximately 1,730 square feet above grade (per public records)
• HOA & community: No HOA; No association fees

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available; Cable available; High speed internet available; Phone available
• Home design: Single family residence; House structure; Resale property; Built in 1961
• Construction: Brick construction; Composition roof; Built in 1961
• Exterior features: City lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Bonus room; Family room; Laundry room; Crawl space foundation; No fireplaces; Other interior features
• Laundry & utility: Laundry room (features listed as Other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Alice Coachman Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 419 students, 100% FRL); Radium Springs Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 919 students, 100% FRL); Monroe High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,078 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: 177 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% 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 $605 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 108 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $88k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $79,625 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1961 — 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: 1.14% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,134
• Equity at exit: $13,047

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $13,679
• Equity at exit: $7,565

Cash invested: $24,500 (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: 7.3×

Monthly cashflow live

• Estimated rent: $994 high
• Mortgage (P&I): −$459
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $189

Break-even live

Break-even rent $754

Max offer price $87,500

Occupancy floor 76%

Sensitivity live

Price	-10% $239	-5% $214	+0% $189	+5% $164	+10% $139
Rent	-10% $110	-5% $150	+0% $189	+5% $228	+10% $267
Rate	-1.0pp $233	-0.5pp $211	base $189	+0.5pp $166	+1.0pp $143

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 W 3rd Ave Albany, GA	2.0	1.0	1270	$700	$0.55	22d	1	1.24mi
1312 Colquitt Ave Albany, GA	3.0	1.0	1133	$900	$0.79	22d	1	1.32mi
1107 N Madison St Albany, GA	2.0	2.0	1460	$1,375	$0.94	22d	1	1.33mi
1110 Rawson Dr Albany, GA	2.0	1.0	1300	$875	$0.67	22d	1	1.34mi
1111 N Madison St Albany, GA	2.0	1.0	1460	$875	$0.60	22d	1	1.36mi
1502 Gillespie Ave Albany, GA	3.0	1.0	1104	$875	$0.79	22d	1	1.41mi

Listing history 19 events

1. 2026-06-19
   days on market $87,500 Active 108 DOM
2. 2026-06-18
   days on market $87,500 Active 107 DOM
3. 2026-06-17
   days on market $87,500 Active 106 DOM
4. 2026-06-16
   days on market $87,500 Active 105 DOM
5. 2026-06-15
   days on market $87,500 Active 104 DOM
6. 2026-06-14
   days on market $87,500 Active 102 DOM
7. 2026-06-13
   days on market $87,500 Active 101 DOM
8. 2026-06-10
   days on market $87,500 Active 99 DOM
9. 2026-06-09
   days on market $87,500 Active 98 DOM
10. 2026-06-08
    days on market $87,500 Active 97 DOM
11. 2026-06-07
    days on market $87,500 Active 96 DOM
12. 2026-06-05
    days on market $87,500 Active 93 DOM
13. 2026-06-02
    days on market $87,500 Active 91 DOM
14. 2026-06-01
    days on market $87,500 Active 90 DOM
15. 2026-05-31
    days on market $87,500 Active 89 DOM
16. 2026-05-30
    days on market $87,500 Active 88 DOM
17. 2026-03-31
    price $87,500
18. 2026-02-28
    listed $91,500 New
19. 2024-05-20
    soldstatus $57,500

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $1,207 · $101/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 4/10 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: $11,922
• − Mortgage interest: −$4,901
• − Property taxes: −$1,207
• − Insurance: −$438
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,545
• Taxable income: $923
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,046/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

+52.2% since first listed

3 events — show timeline

• 2026-03-31 Price Changed $87,500 GAMLS
• 2026-02-28 Listed $91,500 GAMLS
• 2024-05-20 Sold (Public Records) $57,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,207 · +6.1% YoY. Source: county tax records.