175 Cherokee Ave · Albany, GA 31763

$183,500

4 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 18 Days on market

Built 1984 0.30 ac lot Est $183k · at est.

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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 +19.3/30.0
• ARV discount +7.3/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 4-bedroom, 2 bath home with 1236 sq. ft. is located in West Lee County and sits on . 30 Acre. It offers split bedrooms, a large great room/dining area, an HVAC unit, a single garage with a new garage door & a new opener, + an additional parking pad for extra parking, a new hot water heater a termite repair bond, a stainless smooth top range, a microwave, dishwasher & refrigerator. Enjoy your fenced back yard, a wonderful covered back porch that could easily be screened, and a large, wired shop or wired storage building to fit your needs and store your extra items.

Key facts

• New opener
• Split bedrooms
• Hvac unit

Tags

• SPLIT BEDROOMS
• GREAT ROOM DINING AREA
• HVAC UNIT
• NEW GARAGE DOOR
• NEW OPENER
• ADDITIONAL PARKING PAD

Property features AI

Exterior

• Parking: 2 parking spaces; Garage with opener
• Security: Smoke detector(s)
• Utilities: Sewer connected
• Home design: Single-family residence; Detached single family; 1 story
• Construction: Brick construction; Shingle roof; Slab foundation; Built on a 0.3-acre lot
• Exterior features: Covered patio/porch; Fenced yard with chain link; Workshop

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating
• Interior features: Dishwasher; Refrigerator; Smoke detector(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $173k (5.8% below list).
• Recommended offer: $173k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• Lee County (rural): math 44% / reading 45% proficiency, ranked #21 of 174 in GA (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 203 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 133 units permitted in Lee County in 2024 (0 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.
• Lee County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $184k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,914 (5.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $182,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Cherokee Ave	0.04mi	4/2.0	1,300 (+0%)	12mo	$183,500	$141	87

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-18,258
• Equity at exit: $27,360

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,931
• Equity at exit: $15,866

Cash invested: $51,380 (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 31763

• Home prices YoY: -15.9%
• Rents YoY: 2.2%
• Active inventory: 203
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,729 medium
• Mortgage (P&I): −$962
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $202

Break-even live

Break-even rent $1,474

Max offer price $183,500

Occupancy floor 83%

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: $45,875
• Closing costs: $5,505
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Pelham Dr Leesburg, GA	3.0	2.0	1230	$1,025	$0.83	20d	1	1.23mi
107 Winding Way Unit 107 D WW Leesburg, GA	3.0	2.0	1152	$1,000	$0.87	20d	1	1.38mi

Listing history 15 events

1. 2026-06-19
   days on market $183,500 Active 18 DOM
2. 2026-06-18
   days on market $183,500 Active 17 DOM
3. 2026-06-17
   days on market $183,500 Active 16 DOM
4. 2026-06-16
   days on market $183,500 Active 15 DOM
5. 2026-06-15
   days on market $183,500 Active 14 DOM
6. 2026-06-14
   days on market $183,500 Active 12 DOM
7. 2026-06-13
   pricedays on market $183,500 Active 11 DOM
8. 2026-06-10
   days on market $188,500 Active 9 DOM
9. 2026-06-09
   days on market $188,500 Active 8 DOM
10. 2026-06-08
    days on market $188,500 Active 7 DOM
11. 2026-06-07
    days on market $188,500 Active 6 DOM
12. 2026-06-05
    days on market $188,500 Active 3 DOM
13. 2026-06-03
    days on market $188,500 Active 2 DOM
14. 2026-06-02
    remarks 579-char remark
15. 2026-06-02
    listed $188,500 Active 1 DOM

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,688 · $141/mo
• Expected delta: +$184/yr (+$15/mo · 12.2%)

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,750
• − Mortgage interest: −$10,279
• − Property taxes: −$1,504
• − Insurance: −$918
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$5,338
• Taxable loss: −$609
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $2,569/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: Lee County
• NCES district ID: 1303270
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $60,449
• Composite: 39.23/100
• National rank: #4009
• State rank: #21 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: Lee County · 29,271 people
• City population: 89,040
• Metro: Albany, GA
• Population (ZIP): 29,271
• Household income: $88,312
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 700.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 31,140 people
• By 2030: 31,753 · +2.0%
• By 2040: 32,710 · +5.0%
• By 2050: 33,476 · +7.5%
• By 2075: 35,113 · +12.8%
• By 2100: 34,821 · +11.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 24% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Korean 1% Other Indo-European 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+43.5) · D 28.0% · R 71.6%
• 2008→2024 swing: +8.6pp toward D · 2008: -52.1pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+44.6 2016: R+53.0 2012: R+52.4 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.33%
• Current HPI: 187.3672
• Rent YoY: ▲ 2.22%
• 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

+131.3% since first listed

2 events — show timeline

• 2026-06-01 Listed $188,500 SWGABOR
• 2023-11-22 Sold (Public Records) $81,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,504 · +33.8% YoY. Source: county tax records.