3912 Coakley Ave · Albany, GA 31721

$134,000

3 bd · 1.5 ba · 2,133 sqft · SingleFamily public records · 117 Days on market

Built 1968 1.35 ac 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• 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 MLS

Over 2100 sqft brick home- very private, beautiful country setting on just under 1.5 acres out in the county. This 5-bedroom home features-a large eat-in kitchen that opens to the huge bonus/sunroom, a super spacious family room with built-ins & beautiful stone fireplace w/ mantle, 2019 HVAC, Septic tank & drain field 2019. There are two outbuildings with electricity and property is fenced all around. Super convenient location, just a short drive to town, MCLB, P & G, schools, medical facilities, etc. If you are looking for a spacious home at a great price- this one is for you!

Key facts

• Outdoor recreation
• Generous lot
• Detached carports

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• NATURAL LIGHT
• GENEROUS LOT
• DETACHED CARPORTS
• OUTDOOR RECREATION

Property features AI

Finance

• Financial info: Listing offered As-Is; Financing accepted: Cash, Conventional, FHA, VA
• HOA & community: No HOA

Exterior

• Parking: Detached carport; 2 parking spaces
• Utilities: Well water; Septic tank; Other utilities
• Home design: Single-family residential house; Resale property; One story
• Construction: Built in 1968; Brick and wood siding exterior; Composition roof
• Exterior features: Level lot; Other lot features; Sidewalks

Interior

• Kitchen: Disposal
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Other interior features; One-level living; Gas log fireplace (1)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $122k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Alice Coachman Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 419 students, 100% FRL); Robert A. Cross Middle Magnet (math 47% / reading 72%, grade B, #42 of 470 statewide, top 9%, 529 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: 188 active listings in the ZIP; 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 $926 of loan paydown is wiped out by about $4k 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 117 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $104k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,940 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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 1968 — 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: 1.07% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 7.8

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-9,561
• Equity at exit: $19,980

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $7,404
• Equity at exit: $11,586

Cash invested: $37,520 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $190

Break-even live

Break-even rent $1,188

Max offer price $134,000

Occupancy floor 82%

Sensitivity live

Price	-10% $266	-5% $228	+0% $190	+5% $152	+10% $114
Rent	-10% $77	-5% $134	+0% $190	+5% $247	+10% $303
Rate	-1.0pp $258	-0.5pp $224	base $190	+0.5pp $156	+1.0pp $120

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $134,000 Active 117 DOM
2. 2026-06-19
   days on market $134,000 Active 115 DOM
3. 2026-06-18
   days on market $134,000 Active 114 DOM
4. 2026-06-17
   days on market $134,000 Active 113 DOM
5. 2026-06-16
   days on market $134,000 Active 112 DOM
6. 2026-06-15
   days on market $134,000 Active 111 DOM
7. 2026-06-14
   days on market $134,000 Active 109 DOM
8. 2026-06-13
   days on market $134,000 Active 108 DOM
9. 2026-06-10
   days on market $134,000 Active 106 DOM
10. 2026-06-09
    days on market $134,000 Active 105 DOM
11. 2026-06-08
    days on market $134,000 Active 104 DOM
12. 2026-06-07
    days on market $134,000 Active 103 DOM
13. 2026-06-05
    days on market $134,000 Active 100 DOM
14. 2026-06-02
    days on market $134,000 Active 98 DOM
15. 2026-06-01
    days on market $134,000 Active 97 DOM
16. 2026-05-31
    days on market $134,000 Active 96 DOM
17. 2026-05-30
    days on market $134,000 Active 95 DOM
18. 2026-02-24
    listed $134,000 New
19. 2022-12-02
    soldstatus $104,200 602-char remark

    Show marketing remark (602 chars)

    Over 2100 sqft brick home- very private, beautiful country setting on just under 1.5 acres out in the county. This 5-bedroom home features-a large eat-in kitchen that opens to the huge bonus/sunroom, a super spacious family room with built-ins & beautiful stone fireplace w/ mantle, 2019 HVAC, Septic tank & drain field 2019. There are two outbuildings with electricity and property is fenced all around. Super convenient location, just a short drive to town, MCLB, P & G, schools, medical facilities, etc. If you are looking for a spacious home at a great price- this one is for you!

20. 2022-08-11
    listed $99,900 602-char remark

    Show marketing remark (602 chars)

    Over 2100 sqft brick home- very private, beautiful country setting on just under 1.5 acres out in the county. This 5-bedroom home features-a large eat-in kitchen that opens to the huge bonus/sunroom, a super spacious family room with built-ins & beautiful stone fireplace w/ mantle, 2019 HVAC, Septic tank & drain field 2019. There are two outbuildings with electricity and property is fenced all around. Super convenient location, just a short drive to town, MCLB, P & G, schools, medical facilities, etc. If you are looking for a spacious home at a great price- this one is for you!

21. 2020-10-01
    soldstatus $82,900
22. 2017-11-14
    soldstatus $62,000

ⓘ 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: $2,159 · $180/mo
• Projected year-2 tax: $2,159 · $180/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 X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,147
• − Mortgage interest: −$7,506
• − Property taxes: −$2,159
• − Insurance: −$670
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,898
• Taxable income: $170
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,243/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

• 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

+116.1% since first listed

5 events — show timeline

• 2026-02-24 Listed $134,000 GAMLS
• 2022-12-02 Sold (MLS) $104,200 TBOR
• 2022-08-11 Listed $99,900 TBOR
• 2020-10-01 Sold (Public Records) $82,900 Public Records
• 2017-11-14 Sold (Public Records) $62,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,159 · +6.4% YoY. Source: county tax records.