1704 Greenvale Rd · Albany, GA 31707

$93,900

3 bd · 1.0 ba · 1,045 sqft · SingleFamily public records · 38 Days on market

Built 1955 10,454 sqft lot Est $80k · 17% over

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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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Rent growth +4.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Rented for $900/month. New flooring, paint, exterior trim and more. This property can be combined with 4 additional listings for package a deal: 1005 10th, 1007 10th, 1204 10th, and 1400 9th.

Key facts

• 0.24 acre lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $649 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 10333% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $91,083 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.04% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $80,465
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 Gillespie Ave	0.50mi	3/1.0	1,042 (-0%)	17mo	$80,000	$77	62
1704 W Highland Ave	0.32mi	2/1.0 (-1)	900 (-14%)	14mo	$78,000	$87	45
1305 Highland Ave	0.63mi	3/1.0	918 (-12%)	6mo	$58,500	$64	45

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $557
• Equity at exit: $14,001

10-year hold

• IRR: 14.5%
• Equity multiple: 2.43×
• Total profit: $37,531
• Equity at exit: $8,119

Cash invested: $26,292 (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: 8.0×

Monthly cashflow live

• Estimated rent: $973 high
• Mortgage (P&I): −$492
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $167

Break-even live

Break-even rent $761

Max offer price $93,900

Occupancy floor 78%

Sensitivity live

Price	-10% $220	-5% $194	+0% $167	+5% $141	+10% $114
Rent	-10% $90	-5% $129	+0% $167	+5% $206	+10% $244
Rate	-1.0pp $214	-0.5pp $191	base $167	+0.5pp $143	+1.0pp $118

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: $23,475
• Closing costs: $2,817
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Julia Ave Apt B Albany, GA	2.0	1.0	796	$900	$1.13	21d	1	0.56mi
612 Florence Dr Albany, GA	3.0	1.0	1428	$1,200	$0.84	21d	1	0.57mi
1502 Gillespie Ave Albany, GA	3.0	1.0	1104	$875	$0.79	21d	1	0.61mi
1308 Maryland Dr Albany, GA	2.0	1.0	988	$750	$0.76	21d	1	0.78mi
410 Endicott Ln Albany, GA	3.0	2.0	1080	$1,295	$1.20	21d	1	0.79mi
1214 Gillespie Ave Unit 1 Albany, GA	2.0	1.0	800	$800	$1.00	21d	1	0.82mi
2133 W Gordon Ave Albany, GA	2.0	2.0	840	$750	$0.89	21d	1	1.01mi
2380 Meadowlark Commons Ct Albany, GA	2.0	2.0	1146	$800	$0.70	21d	1	1.04mi
1312 Colquitt Ave Albany, GA	3.0	1.0	1133	$900	$0.79	21d	1	1.06mi
309 S Cleveland St Unit 309 Cleveland-A Albany, GA	2.0	1.0	804	$650	$0.81	21d	1	1.10mi
1314 9th Ave Albany, GA	3.0	1.0	1090	$1,000	$0.92	21d	1	1.41mi
820 W 3rd Ave Albany, GA	2.0	1.0	1270	$700	$0.55	21d	1	1.46mi

Listing history 6 events

1. 2026-05-01
   historical $900
2. 2026-04-17
   status Pending
3. 2026-04-16
   listed $900
4. 2026-03-17
   status Active
5. 2026-02-18
   status Pending
6. 2026-01-07
   listed $93,900 Active

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$27/yr (+$2/mo · 3.3%)

ⓘ 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 · 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: $11,672
• − Mortgage interest: −$5,260
• − Property taxes: −$837
• − Insurance: −$470
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$2,732
• Taxable income: $507
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $1,884/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

6 events — show timeline

• 2026-05-01 Rental Removed $900 RENTALBEAST
• 2026-04-17 Pending — SWGABOR
• 2026-04-16 Listed for Rent $900 RENTALBEAST
• 2026-03-17 Relisted — SWGABOR
• 2026-02-18 Pending — SWGABOR
• 2026-01-07 Listed $93,900 SWGABOR

Property tax history

+2.1%/yr

Latest (2025): $837 · +6.1% YoY. Source: county tax records.