1139 Julia Ave · Albany, GA 31707

$199,000

3 bd · 2.0 ba · 2,103 sqft · SingleFamily public records · 21 Days on market

Built 1947 0.47 ac lot Est $189k · 5% over

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Why this score? — see what drove the F 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 +6.4/30.0
• ARV discount +5.2/15.0
• Rent growth +4.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• 1% rule +1.0/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

From its classic charm to its unique potential, this home is ready to impress from the moment you arrive. Inside, you'll find original hardwood floors, a large living area with fireplace, spacious dining room, and an oversized laundry room. The main level includes three bedrooms and a full bath, while the upstairs offers a private suite complete with its own bedroom, bathroom, kitchenette, and den — perfect for guests, multigenerational living, a teen retreat, or possible rental income potential. Outside, enjoy a wired workshop, covered porch space, and plenty of room for parking and entertaining. Conveniently located near schools, shopping, dining, and everyday amenities, this proper

Key facts

• Large living area
• Wired workshop
• Private suite

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE LIVING AREA
• OVERSIZED LAUNDRY ROOM
• PRIVATE SUITE
• WIRED WORKSHOP
• COVERED PORCH SPACE

Property features AI

Exterior

• Utilities: Natural gas available; Sewer connected
• Home design: Single-family detached residence; 2 stories
• Construction: Brick construction; Shingle roof
• Exterior features: Covered patio/porch; Storage structure; Workshop

Interior

• Flooring: Ceramic tile; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Electric water heater; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (40.2% below list).
• Recommended offer: $119k (40.2% below list) — sets the bar for 1% rule.

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: Rents rising fast (+9.4%/yr); 184 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 21 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; list at $199k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,972 (40.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — 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. 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?
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: 0.60% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.47%
• DSCR: 0.67
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $189,270
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 Benjamin Ave	0.06mi	3/2.0	2,190 (+4%)	5mo	$135,000	$62	86
1201 W 2nd Ave	0.52mi	3/2.0	1,985 (-6%)	24mo	$180,000	$91	46
1657 Maryland Dr	0.60mi	3/2.0	2,331 (+11%)	10mo	$210,000	$90	46

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: -24.4%
• Equity multiple: 0.14×
• Total profit: $-48,077
• Equity at exit: $29,672

10-year hold

• IRR: -10.4%
• Equity multiple: 0.25×
• Total profit: $-41,830
• Equity at exit: $17,206

Cash invested: $55,720 (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: 13.9×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-347

Break-even live

Break-even rent $1,629

Max offer price $137,754

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-290	+0% $-347	+5% $-403	+10% $-459
Rent	-10% $-441	-5% $-394	+0% $-347	+5% $-300	+10% $-253
Rate	-1.0pp $-246	-0.5pp $-296	base $-347	+0.5pp $-398	+1.0pp $-451

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Florence Dr Albany, GA	3.0	1.0	1428	$1,200	$0.84	22d	1	0.32mi
1107 N Madison St Albany, GA	2.0	2.0	1460	$1,375	$0.94	22d	1	1.31mi
1111 N Madison St Albany, GA	2.0	1.0	1460	$875	$0.60	22d	1	1.33mi

Listing history 18 events

1. 2026-06-19
   days on market $199,000 Active 21 DOM
2. 2026-06-18
   days on market $199,000 Active 20 DOM
3. 2026-06-17
   days on market $199,000 Active 19 DOM
4. 2026-06-16
   days on market $199,000 Active 18 DOM
5. 2026-06-15
   days on market $199,000 Active 17 DOM
6. 2026-06-14
   days on market $199,000 Active 15 DOM
7. 2026-06-13
   days on market $199,000 Active 14 DOM
8. 2026-06-10
   days on market $199,000 Active 12 DOM
9. 2026-06-09
   days on market $199,000 Active 11 DOM
10. 2026-06-08
    days on market $199,000 Active 10 DOM
11. 2026-06-07
    days on market $199,000 Active 9 DOM
12. 2026-06-05
    days on market $199,000 Active 6 DOM
13. 2026-06-02
    days on market $199,000 Active 4 DOM
14. 2026-06-01
    days on market $199,000 Active 3 DOM
15. 2026-05-31
    days on market $199,000 Active 2 DOM
16. 2026-05-29
    listed $199,000 Active
17. 2022-04-14
    soldstatus $84,000
18. 2008-07-03
    soldstatus $64,000

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $1,921 · $160/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 2/10 Low
• 🌡 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: $14,277
• − Mortgage interest: −$11,147
• − Property taxes: −$1,921
• − Insurance: −$995
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$5,789
• Taxable loss: −$7,860
• Est. tax savings @ 24.0%: +$1,886
• After-tax cash flow: $-2,274/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

+210.9% since first listed

3 events — show timeline

• 2026-05-29 Listed $199,000 SWGABOR
• 2022-04-14 Sold (Public Records) $84,000 Public Records
• 2008-07-03 Sold (Public Records) $64,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,921 · +6.1% YoY. Source: county tax records.