703 Goodall Ave · Albany, GA 31705

$89,900

3 bd · 2.0 ba · 1,463 sqft · SingleFamily public records · 36 Days on market

Built 1973 8,276 sqft lot Est $75k · 20% over

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.6/10.0
• Rent growth +4.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman Special! Great investment opportunity to add to your portfolio. Lots of potential that could be a great rehab. Don't miss out on the opportunity. Handyman Special! Great investment opportunity to add to your portfolio. Lots of potential that could be a great rehab. Don't miss out on the opportunity. The property is being sold as-is. If you would like to schedule a viewing, please contact a Realtor

Key facts

• Renovated
• New flooring
• New paint

Tags

• RENOVATED
• NEW PAINT
• NEW FLOORING
• NEW CABINETS
• NEW FIXTURES
• CHAIN LINK FENCED YARD

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Sewer connected
• Home design: Single-family detached residence; 1 story
• Construction: Brick and frame construction; Shingle roof; Slab foundation; Built on a 0.19-acre lot
• Exterior features: Patio; Chain link fencing; Storage structure

Interior

• Kitchen: Dishwasher
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating
• Interior features: Dishwasher; Electric water heater; Laundry room
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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 (+8.1%/yr); 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 ($43k/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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago 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 $58k; list at $90k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1973 — 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: 1.26% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $74,613
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 E Town Rd	0.23mi	3/2.0	1,463 (0%)	23mo	$75,000	$51	70

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: 7.6%
• Equity multiple: 1.32×
• Total profit: $7,959
• Equity at exit: $13,404

10-year hold

• IRR: 20.9%
• Equity multiple: 3.21×
• Total profit: $55,611
• Equity at exit: $7,773

Cash invested: $25,172 (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 31705

• Home prices YoY: -20.1%
• Rents YoY: 8.1%
• Active inventory: 128
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $259

Break-even live

Break-even rent $808

Max offer price $89,900

Occupancy floor 72%

Sensitivity live

Price	-10% $310	-5% $284	+0% $259	+5% $234	+10% $208
Rent	-10% $169	-5% $214	+0% $259	+5% $304	+10% $349
Rate	-1.0pp $304	-0.5pp $282	base $259	+0.5pp $236	+1.0pp $212

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1508 E Society Ave Unit B Albany, GA	2.0	1.0	1180	$550	$0.47	22d	1	1.22mi

Listing history 22 events

1. 2026-05-20
   status Pending
2. 2026-04-13
   listed $89,900 Active
3. 2026-01-19
   historical $1,300
4. 2025-12-02
   listed $1,300
5. 2025-11-09
   historical $1,300
6. 2025-11-01
   listed $1,300
7. 2024-09-15
   historical $1,300
8. 2024-09-06
   listed $1,300
9. 2024-09-06
   historical $1,300
10. 2024-08-24
    listed $1,300
11. 2024-08-23
    historical $1,300
12. 2024-08-07
    listed $1,300
13. 2024-08-07
    historical $1,300
14. 2024-08-06
    listed $1,300
15. 2024-08-03
    historical $1,300
16. 2024-07-24
    listed $1,300
17. 2024-07-24
    historical $1,300
18. 2024-07-22
    listed $1,300
19. 2023-10-02
    soldstatus $58,400
20. 2023-09-30
    soldstatus $58,400 Sold 409-char remark

    Show marketing remark (409 chars)

    Handyman Special! Great investment opportunity to add to your portfolio. Lots of potential that could be a great rehab. Don't miss out on the opportunity. Handyman Special! Great investment opportunity to add to your portfolio. Lots of potential that could be a great rehab. Don't miss out on the opportunity. The property is being sold as-is. If you would like to schedule a viewing, please contact a Realtor

21. 2023-09-16
    status Under Contract 409-char remark

    Show marketing remark (409 chars)

    Handyman Special! Great investment opportunity to add to your portfolio. Lots of potential that could be a great rehab. Don't miss out on the opportunity. Handyman Special! Great investment opportunity to add to your portfolio. Lots of potential that could be a great rehab. Don't miss out on the opportunity. The property is being sold as-is. If you would like to schedule a viewing, please contact a Realtor

22. 2023-07-24
    listed $59,900 New 409-char remark

    Show marketing remark (409 chars)

    Handyman Special! Great investment opportunity to add to your portfolio. Lots of potential that could be a great rehab. Don't miss out on the opportunity. Handyman Special! Great investment opportunity to add to your portfolio. Lots of potential that could be a great rehab. Don't miss out on the opportunity. The property is being sold as-is. If you would like to schedule a viewing, please contact a Realtor

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,556 · $130/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 D · 74% 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,633
• − Mortgage interest: −$5,036
• − Property taxes: −$1,556
• − Insurance: −$450
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$2,615
• Taxable income: $1,796
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $2,677/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): 30,791
• Household income: $42,972
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1933.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -38.46%
• Current HPI: 152.4574
• Rent YoY: ▲ 8.10%
• 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

+50.1% since first listed

22 events — show timeline

• 2026-05-20 Pending — SWGABOR
• 2026-04-13 Listed $89,900 SWGABOR
• 2026-01-19 Rental Removed $1,300 RENTALBEAST
• 2025-12-02 Listed for Rent $1,300 RENTALBEAST
• 2025-11-09 Rental Removed $1,300 RENTALBEAST
• 2025-11-01 Listed for Rent $1,300 RENTALBEAST
• 2024-09-15 Rental Removed $1,300 RENTALBEAST
• 2024-09-06 Listed for Rent $1,300 RENTALBEAST
• 2024-09-06 Rental Removed $1,300 LEASESTAR
• 2024-08-24 Listed for Rent $1,300 LEASESTAR
• 2024-08-23 Rental Removed $1,300 RENTALBEAST
• 2024-08-07 Listed for Rent $1,300 RENTALBEAST
• 2024-08-07 Rental Removed $1,300 LEASESTAR
• 2024-08-06 Listed for Rent $1,300 LEASESTAR
• 2024-08-03 Rental Removed $1,300 RENTALBEAST
• 2024-07-24 Listed for Rent $1,300 RENTALBEAST
• 2024-07-24 Rental Removed $1,300 LEASESTAR
• 2024-07-22 Listed for Rent $1,300 LEASESTAR
• 2023-10-02 Sold (Public Records) $58,400 Public Records
• 2023-09-30 Sold (MLS) $58,400 GAMLS
• 2023-09-16 Pending — GAMLS
• 2023-07-24 Listed $59,900 GAMLS

Property tax history

+5.3%/yr

Latest (2025): $1,556 · +201.9% YoY. Source: county tax records.