1722/1722.5 Albany St · Brunswick, GA 31520

$89,900

8 bd · 4.0 ba · 3,282 sqft · MultiFamily public records · 117 Days on market

Built 1942 Poor condition 3,920 sqft lot $27/sqft · 74% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Calling ALL current and future investors. This in-town property has so much potential! This duplex offers 12 bedrooms and 7bath. 1 unit has 10 bedrooms and 5 bath. 1722.5 Albany offers 2 efficiency style units with their own kitchen and bathroom. The does need a total remodel/renovation, however with the right investor, vision and the necessary financial investment this property could a be a phenomenal project offering the much needed housing in the downtown district. The seller has never occupied this home and is being sold AS-IS with no seller disclosure.

Key facts

• Downtown district
• Total remodel
• Duplex

Tags

• DUPLEX
• EFFICIENCY STYLE UNITS
• TOTAL REMODEL
• DOWNTOWN DISTRICT

What this means for you Summary

Snapshot

• This is a 2 × 6-bed/3.5-bath units multifamily listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 40.0% vs local median 3.8% in Brunswick — 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 59/100 on livability (#401 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D, schools D-, amenities F.
• Glynn County (other): math 37% / reading 42% proficiency, ranked #47 of 174 in GA (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.1%/yr); 183 active listings in the ZIP; lower-income renter base — watch delinquency; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $3,957/mo this rent would consume 118% of the median local household income ($40k/yr) (locally 1406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Glynn County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $25k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $90k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
10. Crime grade is D 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?
11. 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?
12. 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.
13. 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.
14. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.40% ✓
• Cap rate: 40.02%
• Cash-on-cash: 120.46%
• DSCR: 6.36
• GRM: 1.9

CMA / ARV

• ARV (median comp): $346,295
• List price: $89,900
• Delta: -74.04%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.99×
• Total profit: $150,679
• Equity at exit: $13,404

10-year hold

• IRR: —
• Equity multiple: 15.68×
• Total profit: $369,542
• Equity at exit: $7,773

Cash invested: $25,172 (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 31520

• Rents YoY: 5.1%
• Active inventory: 183
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,957 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$831
• Net cashflow: $2,460

Break-even live

Break-even rent $843

Max offer price $89,900

Occupancy floor 33%

Sensitivity live

Price	-10% $2,511	-5% $2,486	+0% $2,460	+5% $2,435	+10% $2,410
Rent	-10% $2,148	-5% $2,304	+0% $2,460	+5% $2,617	+10% $2,773
Rate	-1.0pp $2,506	-0.5pp $2,483	base $2,460	+0.5pp $2,437	+1.0pp $2,413

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	6	3.5	$3,956
Total (2 units)			$3,957

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $89,900 Active 117 DOM
2. 2026-06-18
   days on market $89,900 Active 116 DOM
3. 2026-06-17
   days on market $89,900 Active 115 DOM
4. 2026-06-16
   days on market $89,900 Active 114 DOM
5. 2026-06-15
   days on market $89,900 Active 113 DOM
6. 2026-06-14
   days on market $89,900 Active 111 DOM
7. 2026-06-13
   days on market $89,900 Active 110 DOM
8. 2026-06-10
   days on market $89,900 Active 108 DOM
9. 2026-06-09
   days on market $89,900 Active 107 DOM
10. 2026-06-08
    days on market $89,900 Active 106 DOM
11. 2026-06-07
    days on market $89,900 Active 105 DOM
12. 2026-06-05
    days on market $89,900 Active 102 DOM
13. 2026-06-03
    days on market $89,900 Active 101 DOM
14. 2026-06-02
    days on market $89,900 Active 100 DOM
15. 2026-06-01
    days on market $89,900 Active 99 DOM
16. 2026-05-31
    days on market $89,900 Active 98 DOM
17. 2026-05-30
    days on market $89,900 Active 97 DOM
18. 2026-02-21
    listed $89,900 Active 565-char remark

    Show marketing remark (565 chars)

    Calling ALL current and future investors. This in-town property has so much potential! This duplex offers 12 bedrooms and 7bath. 1 unit has 10 bedrooms and 5 bath. 1722.5 Albany offers 2 efficiency style units with their own kitchen and bathroom. The does need a total remodel/renovation, however with the right investor, vision and the necessary financial investment this property could a be a phenomenal project offering the much needed housing in the downtown district. The seller has never occupied this home and is being sold AS-IS with no seller disclosure.

19. 2025-07-22
    soldstatus $43,000

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $1,083 · $90/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 8/10 Severe FEMA zone X (shaded) · 94% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,484
• − Mortgage interest: −$5,036
• − Property taxes: −$1,083
• − Insurance: −$1,247
• − Repairs & maintenance: −$3,799
• − Management: −$3,799
• − Depreciation: −$2,615
• Taxable income: $29,906
• Est. tax owed @ 24.0%: −$7,177
• After-tax cash flow: $22,348/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This two-unit property requires extensive renovation and repair to become move-in ready. Significant investment is needed to address structural issues, exterior and interior conditions, and HVAC systems.

Repairs flagged

• Major Exterior siding — Severe weathering and peeling
• Major Windows — Missing windows
• Major Interior walls and flooring — Exposed structural issues and general disrepair
• Major Roof — No visible details, but likely in need of major repair
• Major HVAC/mechanicals — No visible details, but likely in need of major renovation

Value-add opportunities

• Both Exterior siding and paint — Improves curb appeal and value
• Both Windows and doors — Enhances safety and energy efficiency
• Both Interior walls and flooring — Restores functionality and aesthetics
• Both Roof and HVAC — Ensures structural integrity and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe weathering and peeling	Major	$15,000–50,000
Windows · Missing windows	Major	$15,000–50,000
Interior walls and flooring · Exposed structural issues and general disrepair	Major	$15,000–50,000
Roof · No visible details, but likely in need of major repair	Major	$15,000–50,000
HVAC/mechanicals · No visible details, but likely in need of major renovation	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Exterior siding and paint — Improves curb appeal and value ↑
• Both Windows and doors — Enhances safety and energy efficiency ↑
• Both Interior walls and flooring — Restores functionality and aesthetics ↑
• Both Roof and HVAC — Ensures structural integrity and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Glynn County
• NCES district ID: 1302400
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $47,554
• Composite: 33.83/100
• National rank: #5359
• State rank: #47 of 174 in GA

Livability — Brunswick

• Score: 59/100
• State rank: #401
• US rank: #19832

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing B+ Health & safety D- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brunswick, GA
• County: Glynn County · 69,019 people
• City population: 51,239
• Metro: Brunswick, GA
• Population (ZIP): 22,313
• Household income: $40,071
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1406.0

Population outlook (Glynn County) Hauer SSP2

• Today (2025): 91,404 people
• By 2030: 94,806 · +3.7%
• By 2040: 100,060 · +9.5%
• By 2050: 103,258 · +13.0%
• By 2075: 107,970 · +18.1%
• By 2100: 103,363 · +13.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 50% White 33% Hispanic / Latino 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 10% French/Haitian/Cajun 1% Korean 1%

Political lean MEDSL · Glynn

• 2024 margin: Strong R (+26.0) · D 36.8% · R 62.8%
• 2008→2024 swing: -2.6pp toward R · 2008: -23.4pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+23.2 2016: R+28.6 2012: R+27.0 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -274.83%
• Current HPI: 180.4581
• Rent YoY: ▲ 5.08%
• Metro: Brunswick, 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

+109.1% since first listed

2 events — show timeline

• 2026-02-21 Listed $89,900 GIAR
• 2025-07-22 Sold (Public Records) $43,000 Public Records

Property tax history

+77.0%/yr

Latest (2025): $1,083 · +39.7% YoY. Source: county tax records.