306 S Van Buren St · Albany, GA 31701

$37,000

2 bd · 1.0 ba · 528 sqft · SingleFamily public records · 128 Days on market

Built 1940 3,485 sqft lot

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Why this score? — see what drove the B- 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 +7.5/15.0
• 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

Attention Investors! This property offers 1 bedroom 1 bath with over 1,000 sq ft of living space! This home is in good condition and could make a great home or rental property!

Key facts

• 3,485 sq ft lot
• 2 parking spots
• Built 1940

Property features AI

Exterior

• Parking: 2 parking spaces
• Security: Smoke detector(s)
• Home design: Single-family residence, detached; Single-story
• Construction: Shingle roof
• Exterior features: Corner lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Electric water heater; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($662 rent vs $37k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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: 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: 177 active listings in the ZIP; 7 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 $256 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 $10k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask is 6816% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $32,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.79% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.20%
• DSCR: 2.52
• GRM: 4.7

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: 20.2%
• Equity multiple: 1.82×
• Total profit: $8,524
• Equity at exit: $5,517

10-year hold

• IRR: 28.4%
• Equity multiple: 3.53×
• Total profit: $26,214
• Equity at exit: $3,199

Cash invested: $10,360 (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: 4.7×

Monthly cashflow live

• Estimated rent: $662 high
• Mortgage (P&I): −$194
• Tax from tax record: −$18 /mo · $215/yr
• Insurance: −$15
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$139
• Net cashflow: $227

Break-even live

Break-even rent $374

Max offer price $37,000

Occupancy floor 61%

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
817 Corn Ave Unit A Albany, GA	1.0	1.0	516	$550	$1.07	21d	1	0.45mi
1104 S McKinley St Apt A Albany, GA	1.0	1.0	472	$500	$1.06	21d	1	0.62mi
1210 Gillespie Ave Unit A Albany, GA	2.0	1.0	650	$550	$0.85	21d	1	0.76mi
701 W Society Ave Albany, GA	1.0–3.0	1.0	723	$649	$0.90	21d	1	0.93mi
727 Lippitt Dr Albany, GA	2.0	1.0	525	$750	$1.43	21d	1	0.95mi
1404 S Jackson St Unit B Albany, GA	1.0	1.0	546	$500	$0.92	21d	1	1.25mi
1008 N McKinley St Unit 4 Albany, GA	1.0	1.0	750	$550	$0.73	21d	1	1.25mi

Listing history 22 events

1. 2026-06-18
   days on market $37,000 Active 128 DOM
2. 2026-06-17
   days on market $37,000 Active 127 DOM
3. 2026-06-16
   days on market $37,000 Active 126 DOM
4. 2026-06-15
   days on market $37,000 Active 125 DOM
5. 2026-06-14
   days on market $37,000 Active 123 DOM
6. 2026-06-13
   days on market $37,000 Active 122 DOM
7. 2026-06-10
   days on market $37,000 Active 120 DOM
8. 2026-06-09
   days on market $37,000 Active 119 DOM
9. 2026-06-08
   days on market $37,000 Active 118 DOM
10. 2026-06-07
    days on market $37,000 Active 117 DOM
11. 2026-06-05
    days on market $37,000 Active 114 DOM
12. 2026-06-02
    days on market $37,000 Active 112 DOM
13. 2026-06-01
    days on market $37,000 Active 111 DOM
14. 2026-05-31
    days on market $37,000 Active 110 DOM
15. 2026-05-30
    days on market $37,000 Active 109 DOM
16. 2026-05-08
    listed $535
17. 2026-03-16
    price $37,000
18. 2025-09-17
    listed $39,900 Active
19. 2025-08-31
    historical
20. 2025-07-04
    listed $45,000 New
21. 2021-07-16
    historical
22. 2021-06-30
    listed $20,000 New

ⓘ 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: $215 · $18/mo
• Projected year-2 tax: $340 · $28/mo
• Expected delta: +$126/yr (+$10/mo · 58.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone D · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $7,938
• − Mortgage interest: −$2,073
• − Property taxes: −$215
• − Insurance: −$999
• − Repairs & maintenance: −$635
• − Management: −$635
• − Depreciation: −$1,076
• Taxable income: $2,306
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $2,176/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

+85.0% since first listed

7 events — show timeline

• 2026-05-08 Listed for Rent $535 APPFOLIO
• 2026-03-16 Price Changed $37,000 SWGABOR
• 2025-09-17 Listed $39,900 SWGABOR
• 2025-08-31 Listing Removed — GAMLS
• 2025-07-04 Listed $45,000 GAMLS
• 2021-07-16 Listing Removed — GAMLS
• 2021-06-30 Listed $20,000 GAMLS

Property tax history

+0.3%/yr

Latest (2025): $215 · +6.1% YoY. Source: county tax records.