1237 SW Firestone Dr · Albany, GA 31707

$159,000

3 bd · 2.0 ba · 1,936 sqft · SingleFamily public records · 1 Days on market

Built 1979 0.25 ac lot Est $269k · 41% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Rent growth +4.8/5.0
• DSCR +4.3/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Back on the Market! * * This charming 1,963-sq-ft brick home is situated on a corner lot in Northwest Albany. It features three bedrooms and two bathrooms, plus a bonus room that can easily convert into a fourth bedroom. As you enter the house, you'll find a formal living room that includes a wood-burning fireplace, creating a cozy atmosphere. The spacious great room features a bay window that brings in abundant natural light, making it ideal for game days and large-scale entertaining. The lovely kitchen has ample wood cabinetry and another large bay window. The primary bedroom is generously sized and includes a walk-in closet. The primary bath consists of a walk-in shower. The other bedrooms are also well-proportioned and offer ample closet space. Throughout the home, you'll notice abundant natural light. It has been freshly painted inside and out. With a few minor improvements, this is what it means to call this place "home"!

Key facts

• Freshly painted
• Bay window
• Walk in closet

Tags

• CORNER LOT
• WOOD BURNING FIREPLACE
• BAY WINDOW
• WALK IN CLOSET
• WALK IN SHOWER
• FRESHLY PAINTED

Property features AI

Finance

• Other: As‑is sale; Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence (house); One-level; Resale property
• Construction: Built in 1979; Brick construction; Tar/gravel roof
• Exterior features: City lot

Interior

• Kitchen: Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Great room; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $21 ($255/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 $135k (15.3% below list).
• Recommended offer: $135k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: West Town Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 337 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: Rents rising fast (+9.4%/yr); 184 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 45 units permitted in Dougherty County in 2024 (20 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% 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 $134,722 (15.3% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $269,104
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1228 Augusta Dr	0.25mi	3/2.0	1,759 (-9%)	15mo	$245,000	$139	61

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: -10.2%
• Equity multiple: 0.61×
• Total profit: $-17,303
• Equity at exit: $23,707

10-year hold

• IRR: 4.8%
• Equity multiple: 1.43×
• Total profit: $19,027
• Equity at exit: $13,747

Cash invested: $44,520 (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 31707

• Rents YoY: 9.4%
• Active inventory: 184
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $21

Break-even live

Break-even rent $1,320

Max offer price $159,000

Occupancy floor 93%

Sensitivity live

Price	-10% $111	-5% $66	+0% $21	+5% $-24	+10% $-69
Rent	-10% $-85	-5% $-32	+0% $21	+5% $75	+10% $128
Rate	-1.0pp $101	-0.5pp $62	base $21	+0.5pp $-20	+1.0pp $-62

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2105 Evergreen Dr Albany, GA	4.0	2.0	1628	$1,395	$0.86	22d	1	1.13mi

Listing history 15 events

1. 2026-06-07
   statusdays on marketlisting id $159,000 Pending 1 DOM
2. 2026-05-31
   days on market $159,000 Active 92 DOM
3. 2026-05-30
   days on market $159,000 Active 91 DOM
4. 2026-05-22
   status Back On Market

   Show marketing remark (958 chars)

   * * Back on the Market! * * This charming 1,963-sq-ft brick home is situated on a corner lot in Northwest Albany. It features three bedrooms and two bathrooms, plus a bonus room that can easily convert into a fourth bedroom. As you enter the house, you'll find a formal living room that includes a wood-burning fireplace, creating a cozy atmosphere. The spacious great room features a bay window that brings in abundant natural light, making it ideal for game days and large-scale entertaining. The lovely kitchen has ample wood cabinetry and another large bay window. The primary bedroom is generously sized and includes a walk-in closet. The primary bath consists of a walk-in shower. The other bedrooms are also well-proportioned and offer ample closet space. Throughout the home, you'll notice abundant natural light. It has been freshly painted inside and out. With a few minor improvements, this is what it means to call this place "home"!

5. 2026-05-22
   status Active 958-char remark

   Show marketing remark (958 chars)

   * * Back on the Market! * * This charming 1,963-sq-ft brick home is situated on a corner lot in Northwest Albany. It features three bedrooms and two bathrooms, plus a bonus room that can easily convert into a fourth bedroom. As you enter the house, you'll find a formal living room that includes a wood-burning fireplace, creating a cozy atmosphere. The spacious great room features a bay window that brings in abundant natural light, making it ideal for game days and large-scale entertaining. The lovely kitchen has ample wood cabinetry and another large bay window. The primary bedroom is generously sized and includes a walk-in closet. The primary bath consists of a walk-in shower. The other bedrooms are also well-proportioned and offer ample closet space. Throughout the home, you'll notice abundant natural light. It has been freshly painted inside and out. With a few minor improvements, this is what it means to call this place "home"!

6. 2026-05-04
   status Under Contract

   Show marketing remark (958 chars)

   * * Back on the Market! * * This charming 1,963-sq-ft brick home is situated on a corner lot in Northwest Albany. It features three bedrooms and two bathrooms, plus a bonus room that can easily convert into a fourth bedroom. As you enter the house, you'll find a formal living room that includes a wood-burning fireplace, creating a cozy atmosphere. The spacious great room features a bay window that brings in abundant natural light, making it ideal for game days and large-scale entertaining. The lovely kitchen has ample wood cabinetry and another large bay window. The primary bedroom is generously sized and includes a walk-in closet. The primary bath consists of a walk-in shower. The other bedrooms are also well-proportioned and offer ample closet space. Throughout the home, you'll notice abundant natural light. It has been freshly painted inside and out. With a few minor improvements, this is what it means to call this place "home"!

7. 2026-05-04
   status Pending 958-char remark

   Show marketing remark (958 chars)

   * * Back on the Market! * * This charming 1,963-sq-ft brick home is situated on a corner lot in Northwest Albany. It features three bedrooms and two bathrooms, plus a bonus room that can easily convert into a fourth bedroom. As you enter the house, you'll find a formal living room that includes a wood-burning fireplace, creating a cozy atmosphere. The spacious great room features a bay window that brings in abundant natural light, making it ideal for game days and large-scale entertaining. The lovely kitchen has ample wood cabinetry and another large bay window. The primary bedroom is generously sized and includes a walk-in closet. The primary bath consists of a walk-in shower. The other bedrooms are also well-proportioned and offer ample closet space. Throughout the home, you'll notice abundant natural light. It has been freshly painted inside and out. With a few minor improvements, this is what it means to call this place "home"!

8. 2026-05-01
   status Active 958-char remark

   Show marketing remark (958 chars)

   * * Back on the Market! * * This charming 1,963-sq-ft brick home is situated on a corner lot in Northwest Albany. It features three bedrooms and two bathrooms, plus a bonus room that can easily convert into a fourth bedroom. As you enter the house, you'll find a formal living room that includes a wood-burning fireplace, creating a cozy atmosphere. The spacious great room features a bay window that brings in abundant natural light, making it ideal for game days and large-scale entertaining. The lovely kitchen has ample wood cabinetry and another large bay window. The primary bedroom is generously sized and includes a walk-in closet. The primary bath consists of a walk-in shower. The other bedrooms are also well-proportioned and offer ample closet space. Throughout the home, you'll notice abundant natural light. It has been freshly painted inside and out. With a few minor improvements, this is what it means to call this place "home"!

9. 2026-05-01
   status Back On Market

   Show marketing remark (958 chars)

   * * Back on the Market! * * This charming 1,963-sq-ft brick home is situated on a corner lot in Northwest Albany. It features three bedrooms and two bathrooms, plus a bonus room that can easily convert into a fourth bedroom. As you enter the house, you'll find a formal living room that includes a wood-burning fireplace, creating a cozy atmosphere. The spacious great room features a bay window that brings in abundant natural light, making it ideal for game days and large-scale entertaining. The lovely kitchen has ample wood cabinetry and another large bay window. The primary bedroom is generously sized and includes a walk-in closet. The primary bath consists of a walk-in shower. The other bedrooms are also well-proportioned and offer ample closet space. Throughout the home, you'll notice abundant natural light. It has been freshly painted inside and out. With a few minor improvements, this is what it means to call this place "home"!

10. 2026-03-12
    status Pending 958-char remark

    Show marketing remark (958 chars)

    * * Back on the Market! * * This charming 1,963-sq-ft brick home is situated on a corner lot in Northwest Albany. It features three bedrooms and two bathrooms, plus a bonus room that can easily convert into a fourth bedroom. As you enter the house, you'll find a formal living room that includes a wood-burning fireplace, creating a cozy atmosphere. The spacious great room features a bay window that brings in abundant natural light, making it ideal for game days and large-scale entertaining. The lovely kitchen has ample wood cabinetry and another large bay window. The primary bedroom is generously sized and includes a walk-in closet. The primary bath consists of a walk-in shower. The other bedrooms are also well-proportioned and offer ample closet space. Throughout the home, you'll notice abundant natural light. It has been freshly painted inside and out. With a few minor improvements, this is what it means to call this place "home"!

11. 2026-03-12
    status Under Contract

    Show marketing remark (958 chars)

    * * Back on the Market! * * This charming 1,963-sq-ft brick home is situated on a corner lot in Northwest Albany. It features three bedrooms and two bathrooms, plus a bonus room that can easily convert into a fourth bedroom. As you enter the house, you'll find a formal living room that includes a wood-burning fireplace, creating a cozy atmosphere. The spacious great room features a bay window that brings in abundant natural light, making it ideal for game days and large-scale entertaining. The lovely kitchen has ample wood cabinetry and another large bay window. The primary bedroom is generously sized and includes a walk-in closet. The primary bath consists of a walk-in shower. The other bedrooms are also well-proportioned and offer ample closet space. Throughout the home, you'll notice abundant natural light. It has been freshly painted inside and out. With a few minor improvements, this is what it means to call this place "home"!

12. 2026-01-29
    status Back On Market
13. 2026-01-05
    historical Active Under Contract
14. 2025-12-23
    listed $159,000 Active 958-char remark

    Show marketing remark (958 chars)

    * * Back on the Market! * * This charming 1,963-sq-ft brick home is situated on a corner lot in Northwest Albany. It features three bedrooms and two bathrooms, plus a bonus room that can easily convert into a fourth bedroom. As you enter the house, you'll find a formal living room that includes a wood-burning fireplace, creating a cozy atmosphere. The spacious great room features a bay window that brings in abundant natural light, making it ideal for game days and large-scale entertaining. The lovely kitchen has ample wood cabinetry and another large bay window. The primary bedroom is generously sized and includes a walk-in closet. The primary bath consists of a walk-in shower. The other bedrooms are also well-proportioned and offer ample closet space. Throughout the home, you'll notice abundant natural light. It has been freshly painted inside and out. With a few minor improvements, this is what it means to call this place "home"!

15. 2025-12-21
    listed $159,000 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: $1,715 · $143/mo
• Projected year-2 tax: $1,715 · $143/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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $16,167
• − Mortgage interest: −$8,906
• − Property taxes: −$1,715
• − Insurance: −$795
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$4,625
• Taxable loss: −$2,462
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $846/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

+0.0% since first listed

12 events — show timeline

• 2026-05-22 Relisted — GAMLS
• 2026-05-22 Relisted — SWGABOR
• 2026-05-04 Pending — GAMLS
• 2026-05-04 Pending — SWGABOR
• 2026-05-01 Relisted — SWGABOR
• 2026-05-01 Relisted — GAMLS
• 2026-03-12 Pending — SWGABOR
• 2026-03-12 Pending — GAMLS
• 2026-01-29 Relisted — GAMLS
• 2026-01-05 Contingent — GAMLS
• 2025-12-23 Listed $159,000 SWGABOR
• 2025-12-21 Listed $159,000 GAMLS

Property tax history

+1.1%/yr

Latest (2025): $1,715 · +6.6% YoY. Source: county tax records.