600 Shamrock Dr · Albany, GA 31721

$144,900

3 bd · 2.0 ba · 1,885 sqft · SingleFamily public records · 67 Days on market

Built 1973 0.55 ac lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• 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 MLS

Property is Back on the Market. This promising property located in an established neighborhood in Albany, Georgia, offers a great opportunity for buyers looking to add their personal touch or investors seeking their next project. Featuring a spacious layout and solid structure, the property provides a strong foundation for renovation or customization. With ample yard space and convenient access to local shopping, schools, and major roadways, this location adds to its overall appeal. Whether you are a first-time buyer, seasoned investor, or someone looking to create your ideal home, this property presents excellent potential and value. Don't miss the opportunity to explore the possibilities at 600 Shamrock Drive—schedule your showing today! Property is being sold in conjunction with 219 Tremont MLS# 168836

Key facts

• Functional layout
• Generous yard space
• 0.55 acre lot

Tags

• FUNCTIONAL LAYOUT
• GENEROUS YARD SPACE
• ROOM FOR OUTDOOR ENJOYMENT

Property features AI

Finance

• Other: Lot size about 0.55 acres
• Financial info: Listing terms: Cash, Conventional; Agent owned / Agent–seller relationship
• HOA & community: No HOA

Exterior

• Parking: Parking pad / open parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-family house; One level; Residential property; Fixer condition
• Construction: Built in 1973; Brick and wood siding; Composition roof
• Exterior features: Patio; Porch; Back yard fencing (chain link); Grassed yard; Corner, level lot; Has a view; Shed(s)

Interior

• Kitchen: Country-style kitchen with pantry
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating and cooling; Heat pump
• Interior features: Tile baths; Walk-in closet(s); Crawl space basement; Den and family room; Separate dining room
• Laundry & utility: Laundry in hall with laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $165 ($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 $143k (1.0% below list).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Live Oak Elementary School (math 22% / reading 17%, grade F, #878 of 1,228 statewide, top 75%, 805 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: 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $4k 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 67 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 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, 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 $136,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.99% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.4

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-12,960
• Equity at exit: $21,605

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,265
• Equity at exit: $12,528

Cash invested: $40,572 (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 31721

• Active inventory: 186
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $165

Break-even live

Break-even rent $1,225

Max offer price $144,900

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Glade Ln Albany, GA	3.0	2.0	1256	$1,485	$1.18	20d	1	1.37mi

Listing history 21 events

1. 2026-06-19
   days on market $144,900 Active 67 DOM
2. 2026-06-18
   days on market $144,900 Active 66 DOM
3. 2026-06-17
   days on market $144,900 Active 65 DOM
4. 2026-06-16
   days on market $144,900 Active 64 DOM
5. 2026-06-15
   days on market $144,900 Active 63 DOM
6. 2026-06-14
   days on market $144,900 Active 61 DOM
7. 2026-06-13
   days on market $144,900 Active 60 DOM
8. 2026-06-10
   days on market $144,900 Active 58 DOM
9. 2026-06-09
   days on market $144,900 Active 57 DOM
10. 2026-06-08
    days on market $144,900 Active 56 DOM
11. 2026-06-07
    days on market $144,900 Active 55 DOM
12. 2026-06-05
    days on market $144,900 Active 52 DOM
13. 2026-06-02
    days on market $144,900 Active 50 DOM
14. 2026-06-01
    days on market $144,900 Active 49 DOM
15. 2026-05-31
    days on market $144,900 Active 48 DOM
16. 2026-05-30
    days on market $144,900 Active 47 DOM
17. 2026-04-26
    status Pending 822-char remark

    Show marketing remark (822 chars)

    Property is Back on the Market. This promising property located in an established neighborhood in Albany, Georgia, offers a great opportunity for buyers looking to add their personal touch or investors seeking their next project. Featuring a spacious layout and solid structure, the property provides a strong foundation for renovation or customization. With ample yard space and convenient access to local shopping, schools, and major roadways, this location adds to its overall appeal. Whether you are a first-time buyer, seasoned investor, or someone looking to create your ideal home, this property presents excellent potential and value. Don't miss the opportunity to explore the possibilities at 600 Shamrock Drive—schedule your showing today! Property is being sold in conjunction with 219 Tremont MLS# 168836

18. 2026-04-13
    status Active 822-char remark

    Show marketing remark (822 chars)

    Property is Back on the Market. This promising property located in an established neighborhood in Albany, Georgia, offers a great opportunity for buyers looking to add their personal touch or investors seeking their next project. Featuring a spacious layout and solid structure, the property provides a strong foundation for renovation or customization. With ample yard space and convenient access to local shopping, schools, and major roadways, this location adds to its overall appeal. Whether you are a first-time buyer, seasoned investor, or someone looking to create your ideal home, this property presents excellent potential and value. Don't miss the opportunity to explore the possibilities at 600 Shamrock Drive—schedule your showing today! Property is being sold in conjunction with 219 Tremont MLS# 168836

19. 2026-04-12
    listed $144,900 New
20. 2026-03-28
    status Pending 822-char remark

    Show marketing remark (822 chars)

    Property is Back on the Market. This promising property located in an established neighborhood in Albany, Georgia, offers a great opportunity for buyers looking to add their personal touch or investors seeking their next project. Featuring a spacious layout and solid structure, the property provides a strong foundation for renovation or customization. With ample yard space and convenient access to local shopping, schools, and major roadways, this location adds to its overall appeal. Whether you are a first-time buyer, seasoned investor, or someone looking to create your ideal home, this property presents excellent potential and value. Don't miss the opportunity to explore the possibilities at 600 Shamrock Drive—schedule your showing today! Property is being sold in conjunction with 219 Tremont MLS# 168836

21. 2026-03-28
    listed $144,900 Active 822-char remark

    Show marketing remark (822 chars)

    Property is Back on the Market. This promising property located in an established neighborhood in Albany, Georgia, offers a great opportunity for buyers looking to add their personal touch or investors seeking their next project. Featuring a spacious layout and solid structure, the property provides a strong foundation for renovation or customization. With ample yard space and convenient access to local shopping, schools, and major roadways, this location adds to its overall appeal. Whether you are a first-time buyer, seasoned investor, or someone looking to create your ideal home, this property presents excellent potential and value. Don't miss the opportunity to explore the possibilities at 600 Shamrock Drive—schedule your showing today! Property is being sold in conjunction with 219 Tremont MLS# 168836

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $1,772 · $148/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $17,212
• − Mortgage interest: −$8,117
• − Property taxes: −$1,772
• − Insurance: −$724
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$4,215
• Taxable loss: −$371
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $2,071/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): 19,435
• Household income: $77,177
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 358.0

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 (60%)
• Race & ethnicity: Black 60% White 36% Two or more races 2% Asian 1%
• Common ancestry: Slovak 2% Hispanic 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -132.15%
• Current HPI: 174.0379
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-26 Pending — SWGABOR
• 2026-04-13 Relisted — SWGABOR
• 2026-04-12 Listed $144,900 GAMLS
• 2026-03-28 Pending — SWGABOR
• 2026-03-28 Listed $144,900 SWGABOR

Property tax history

+1.4%/yr

Latest (2025): $1,772 · +6.1% YoY. Source: county tax records.