1201 Sharon Ave · Albany, GA 31707

$184,900

4 bd · 5.0 ba · 1,729 sqft · SingleFamily public records · 25 Days on market

Built 1961 0.52 ac lot Est $176k · at est.

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Why this score? — see what drove the F 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 +6.9/30.0
• ARV discount +5.3/15.0
• Rent growth +4.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.1/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Lot's of rooms in this home that can be used as bonus rooms, office or craft rooms or bedrooms, you can be creative. The home can be used as a short time rental and includes a double carport. Flooded years ago and the owner told me there is an appeal to have it removed from the flood zone.

Key facts

• 0.52 acre lot
• 2 parking spots
• Built 1961

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Connected to sewer
• Home design: Single-family detached residence; 1 story
• Construction: Brick construction; Shingle roof; Slab foundation; Built on a 0.52-acre lot
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Flooring: Carpet; Vinyl
• Bathrooms: 5 full bathrooms
• Heating & cooling: Central electric heating; Ceiling fans
• Interior features: Dishwasher; Electric cooktop; Electric oven; Gas water heater
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (38.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (35.8% below list).
• Recommended offer: $113k (38.7% below list) — sets the bar for cash-flow.

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: Sherwood Acres Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 642 students, 100% FRL); Albany Middle School (math 5% / reading 8%, grade F, #457 of 470 statewide, top 98%, 833 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; 3 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 $1k of loan paydown is wiped out by about $6k 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 25 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $113,348 (38.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1961 — 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. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.49%
• DSCR: 0.71
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $176,358
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Sharon Dr	0.04mi	4/3.0	1,921 (+11%)	2mo	$167,000	$87	70
1701 Sharon Dr	0.49mi	4/2.0	1,948 (+13%)	2mo	$195,000	$100	42
1302 8th Ave	0.73mi	4/2.0	1,771 (+2%)	18mo	$179,900	$102	35
1915 Palmyra Rd	0.62mi	3/1.5 (-1)	1,540 (-11%)	14mo	$170,000	$110	22

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: -27.3%
• Equity multiple: 0.05×
• Total profit: $-49,431
• Equity at exit: $27,569

10-year hold

• IRR: -12.9%
• Equity multiple: 0.08×
• Total profit: $-47,489
• Equity at exit: $15,987

Cash invested: $51,772 (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: 13.0×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$170 /mo · $2,046/yr
• Insurance: −$77
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-405

Break-even live

Break-even rent $1,699

Max offer price $113,348

Occupancy floor —

Sensitivity live

Price	-10% $-300	-5% $-353	+0% $-405	+5% $-457	+10% $-510
Rent	-10% $-499	-5% $-452	+0% $-405	+5% $-358	+10% $-311
Rate	-1.0pp $-312	-0.5pp $-358	base $-405	+0.5pp $-453	+1.0pp $-502

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1314 9th Ave Albany, GA	3.0	1.0	1090	$1,000	$0.92	23d	1	0.65mi
1900 Buck Ln Albany, GA	3.0	2.5	1280	$1,195	$0.93	23d	1	0.80mi
2001 Dawson Rd Albany, GA	1.0–3.0	1.0–1.5	952	$975	$1.02	23d	7	1.29mi

Listing history 18 events

1. 2026-06-22
   days on market $184,900 Active 25 DOM
2. 2026-06-19
   days on market $184,900 Active 23 DOM
3. 2026-06-18
   days on market $184,900 Active 22 DOM
4. 2026-06-17
   days on market $184,900 Active 21 DOM
5. 2026-06-16
   days on market $184,900 Active 20 DOM
6. 2026-06-15
   days on market $184,900 Active 19 DOM
7. 2026-06-14
   days on market $184,900 Active 17 DOM
8. 2026-06-13
   days on market $184,900 Active 16 DOM
9. 2026-06-10
   days on market $184,900 Active 14 DOM
10. 2026-06-09
    days on market $184,900 Active 13 DOM
11. 2026-06-08
    days on market $184,900 Active 12 DOM
12. 2026-06-07
    days on market $184,900 Active 11 DOM
13. 2026-06-05
    days on market $184,900 Active 8 DOM
14. 2026-06-02
    days on market $184,900 Active 6 DOM
15. 2026-06-01
    days on market $184,900 Active 5 DOM
16. 2026-05-31
    days on market $184,900 Active 4 DOM
17. 2026-05-30
    days on market $184,900 Active 3 DOM
18. 2026-05-27
    listed $184,900 Active

ⓘ 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: $2,046 · $170/mo
• Projected year-2 tax: $2,046 · $170/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 4/10 Moderate FEMA zone A · 21% 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,238
• − Mortgage interest: −$10,357
• − Property taxes: −$2,046
• − Insurance: −$2,427
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$5,379
• Taxable loss: −$8,249
• Est. tax savings @ 24.0%: +$1,980
• After-tax cash flow: $-2,881/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

1 event — show timeline

• 2026-05-27 Listed $184,900 SWGABOR

Property tax history

+2.3%/yr

Latest (2025): $2,046 · +6.1% YoY. Source: county tax records.