1520 Webb St · Albany, GA 31721

$184,000

3 bd · 2.0 ba · 1,823 sqft · SingleFamily public records · 40 Days on market

Built 1974 Est $250k · 26% 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• 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

Low maintenance brick home with hip roof. Large walk in laundry room. Large utility room with peg board shelving and work bench. Over 700 sq. ft. of attic storage. Fireplace and high-speed internet connection.

Key facts

• Walk in laundry room
• Utility room
• Attic storage

Tags

• WALK IN LAUNDRY ROOM
• UTILITY ROOM
• ATTIC STORAGE
• HIGH-SPEED INTERNET CONNECTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (8.0% below list).
• Recommended offer: $169k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 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: Lake Park Elementary School (math 37% / reading 47%, grade F, #380 of 1,228 statewide, top 33%, 499 students, 100% FRL); Merry Acres Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 764 students, 100% FRL); Westover High School (math 5% / reading 24%, grade F, #297 of 424 statewide, top 74%, 1,360 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: 188 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 40 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $169,291 (8.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 0.92% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $249,751
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Hummingbird Ln	0.18mi	3/2.0	1,929 (+6%)	10mo	$167,101	$87	74
1518 Westwood Dr	0.16mi	3/2.0	1,627 (-11%)	15mo	$225,000	$138	62
444 Kingswood Ct	0.57mi	3/2.5	1,734 (-5%)	8mo	$152,000	$88	57
3108 Cane Mill Ct	0.44mi	3/2.0	1,588 (-13%)	5mo	$218,000	$137	54

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-22,228
• Equity at exit: $27,435

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-9,604
• Equity at exit: $15,909

Cash invested: $51,520 (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 31721

• Active inventory: 188
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$965
• Tax from tax record: −$177 /mo · $2,119/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $119

Break-even live

Break-even rent $1,542

Max offer price $184,000

Occupancy floor 88%

Sensitivity live

Price	-10% $223	-5% $171	+0% $119	+5% $67	+10% $15
Rent	-10% $-14	-5% $52	+0% $119	+5% $186	+10% $253
Rate	-1.0pp $212	-0.5pp $166	base $119	+0.5pp $72	+1.0pp $23

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3114 Savannah Ln Albany, GA	4.0	2.0	2210	$2,295	$1.04	23d	1	0.48mi
427 Meadowlark Dr Albany, GA	3.0	2.0	1764	$1,895	$1.07	23d	1	0.76mi
1906 Robinhood Rd Albany, GA	3.0	2.0	1845	$1,600	$0.87	23d	1	0.98mi
2415 Dawson Rd Albany, GA	1.0–3.0	1.0–2.0	987	$975	$0.99	23d	1	1.17mi
2304 Jim Stokes Ct Albany, GA	3.0	2.0	1368	$1,185	$0.87	23d	1	1.44mi

Listing history 18 events

1. 2026-06-22
   days on market $184,000 Active 40 DOM
2. 2026-06-19
   days on market $184,000 Active 38 DOM
3. 2026-06-18
   days on market $184,000 Active 37 DOM
4. 2026-06-17
   days on market $184,000 Active 36 DOM
5. 2026-06-16
   days on market $184,000 Active 35 DOM
6. 2026-06-15
   days on market $184,000 Active 34 DOM
7. 2026-06-14
   days on market $184,000 Active 32 DOM
8. 2026-06-13
   days on market $184,000 Active 31 DOM
9. 2026-06-10
   days on market $184,000 Active 29 DOM
10. 2026-06-09
    days on market $184,000 Active 28 DOM
11. 2026-06-08
    days on market $184,000 Active 27 DOM
12. 2026-06-07
    days on market $184,000 Active 26 DOM
13. 2026-06-05
    days on market $184,000 Active 23 DOM
14. 2026-06-02
    days on market $184,000 Active 21 DOM
15. 2026-06-01
    days on market $184,000 Active 20 DOM
16. 2026-05-31
    days on market $184,000 Active 19 DOM
17. 2026-05-30
    days on market $184,000 Active 18 DOM
18. 2026-05-12
    listed $184,000 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: $2,119 · $177/mo
• Projected year-2 tax: $2,119 · $177/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 ≥109°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: $20,315
• − Mortgage interest: −$10,307
• − Property taxes: −$2,119
• − Insurance: −$920
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$5,353
• Taxable loss: −$1,634
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $1,823/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): 19,435
• Household income: $77,177
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 358.0

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 (60%)
• Race & ethnicity: Black 60% White 36% Two or more races 2% Asian 1%
• Common ancestry: Slovak 2% Hispanic 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -132.15%
• Current HPI: 174.0379
• 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

1 event — show timeline

• 2026-05-12 Listed $184,000 FSBO.com

Property tax history

+2.1%/yr

Latest (2025): $2,119 · +6.1% YoY. Source: county tax records.