915 W Tift Ave · Albany, GA 31701

$42,900

2 bd · 1.0 ba · 964 sqft · SingleFamily public records · 85 Days on market

Built 1951 0.29 ac lot Est $40k · 9% over ↓ 53% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +3.7/15.0
• 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 single-family home located at 915 West Tift Avenue in Albany, GA was built in 1951. It is a classic family design. With 2 bedrooms and 1 bathroom and a total finished area of 964 sq. ft. , this home provides ample space for comfortable living. The lot size ensures plenty of outdoor space for relaxation and recreation. The home sits deep on the lot and offers privacy from Tift Avenue. The new central AC unit was replaced only 2 years ago at a cost of $5,800. This home has been an occupied rental for many years with a certified DCA assistance of $500/month. The certification for assistance can pass to the new owner if they intend for it to be a rental. Property is not currently occupied.

Key facts

• 0.29 acre lot
• 3 parking spots
• Built 1951

Property features AI

Finance

• Other: Lot size approximately 0.29 acres
• HOA & community: No homeowners association

Exterior

• Parking: 3 parking spaces (no special parking features listed)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Sewer available; Water available
• Home design: Single-family residence; House structure; Resale property; Built in 1951
• Construction: Other construction materials; Composition roof; Built in 1951
• Exterior features: Composition roof; City lot; Level lot

Interior

• Kitchen: Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One-level layout; Den
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($744 rent vs $43k).
• Recommended offer: $40k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: Northside Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 337 students, 100% FRL); Albany Middle School (math 5% / reading 8%, grade F, #457 of 470 statewide, top 98%, 833 students, 100% FRL); Dougherty Comprehensive High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 1,204 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; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $12k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $40,326 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.73% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.69%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $39,524
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 W 1st Ave	0.19mi	2/1.0	974 (+1%)	18mo	$39,900	$41	75

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: 23.0%
• Equity multiple: 1.95×
• Total profit: $11,355
• Equity at exit: $6,397

10-year hold

• IRR: 31.0%
• Equity multiple: 3.79×
• Total profit: $33,498
• Equity at exit: $3,709

Cash invested: $12,012 (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: 4.8×

Monthly cashflow live

• Estimated rent: $744 high
• Mortgage (P&I): −$225
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$156
• Net cashflow: $287

Break-even live

Break-even rent $381

Max offer price $42,900

Occupancy floor 56%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 W Society Ave Albany, GA	1.0–3.0	1.0	723	$649	$0.90	21d	1	0.42mi
906 N Van Buren St Albany, GA	2.0	1.0	835	$695	$0.83	21d	1	0.43mi
921 W 4th Ave Unit A Albany, GA	1.0	1.0	775	$525	$0.68	21d	1	0.49mi
1008 N McKinley St Unit 4 Albany, GA	1.0	1.0	750	$550	$0.73	21d	1	0.56mi
1308 Maryland Dr Albany, GA	2.0	1.0	988	$750	$0.76	21d	1	0.57mi
1204 Julia Ave Apt B Albany, GA	2.0	1.0	796	$900	$1.13	21d	1	0.65mi
903 7th Ave Apt A Albany, GA	2.0	1.0	912	$825	$0.90	21d	1	0.76mi
309 S Cleveland St Unit 309 Cleveland-A Albany, GA	2.0	1.0	804	$650	$0.81	21d	1	0.84mi
1314 9th Ave Albany, GA	3.0	1.0	1090	$1,000	$0.92	21d	1	1.08mi
1210 Gillespie Ave Unit A Albany, GA	2.0	1.0	650	$550	$0.85	21d	1	1.09mi
1214 Gillespie Ave Unit 1 Albany, GA	2.0	1.0	800	$800	$1.00	21d	1	1.10mi
1502 Gillespie Ave Albany, GA	3.0	1.0	1104	$875	$0.79	21d	1	1.30mi

Listing history 19 events

1. 2026-06-19
   days on market $42,900 Active 85 DOM
2. 2026-06-18
   days on market $42,900 Active 84 DOM
3. 2026-06-17
   days on market $42,900 Active 83 DOM
4. 2026-06-16
   days on market $42,900 Active 82 DOM
5. 2026-06-15
   days on market $42,900 Active 81 DOM
6. 2026-06-14
   days on market $42,900 Active 79 DOM
7. 2026-06-13
   days on market $42,900 Active 78 DOM
8. 2026-06-10
   days on market $42,900 Active 76 DOM
9. 2026-06-09
   days on market $42,900 Active 75 DOM
10. 2026-06-08
    days on market $42,900 Active 74 DOM
11. 2026-06-07
    days on market $42,900 Active 73 DOM
12. 2026-06-05
    days on market $42,900 Active 70 DOM
13. 2026-06-02
    days on market $42,900 Active 68 DOM
14. 2026-06-01
    days on market $42,900 Active 67 DOM
15. 2026-05-31
    days on market $42,900 Active 66 DOM
16. 2026-05-30
    days on market $42,900 Active 65 DOM
17. 2026-04-17
    price $42,900
18. 2026-03-26
    listed $46,000 New
19. 2023-04-07
    soldstatus $91,300

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $695 · $58/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 1/10 Low
• 🌡 Heat 7/10 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: $8,931
• − Mortgage interest: −$2,403
• − Property taxes: −$695
• − Insurance: −$214
• − Repairs & maintenance: −$714
• − Management: −$714
• − Depreciation: −$1,248
• Taxable income: $2,942
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $2,740/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

-53.0% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $42,900 GAMLS
• 2026-03-26 Listed $46,000 GAMLS
• 2023-04-07 Sold (Public Records) $91,300 Public Records

Property tax history

+2.1%/yr

Latest (2025): $695 · +6.1% YoY. Source: county tax records.