634 Eleventh Ave · Albany, GA 31701

$74,900

3 bd · 2.0 ba · 840 sqft · SingleFamily public records · 129 Days on market

Built 1959 8,276 sqft lot

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Why this score? — see what drove the C+ 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 +27.7/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Cute and could be a great Investment Property! This Great 3 Bedroom and 1 Bath home is waiting for YOU! Stackable washer and dryer. Hardi Plank Siding. Hardwood flooring throughout. Tenant occuppied! But - This sweet home can be viewed during DUE DILIGENCE! Call your Realtor Today! Rent is $800 and lease ends 4/30/26

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Built 1959

Property features AI

Exterior

• Parking: 2 parking spaces
• Home design: Single family detached residence; 1 story
• Construction: Shingle roof
• Exterior features: Corner lot; Fenced yard (chain link)

Interior

• Kitchen: Microwave; Oven
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Microwave; Oven; Gas water heater
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 177 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 45 units permitted in Dougherty County in 2024 (20 in 5+ unit buildings).
• This rent runs 30% of the median local income ($35k/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 $518 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $75k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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: 1.19% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 7.0

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $2,216
• Equity at exit: $11,168

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $20,378
• Equity at exit: $6,476

Cash invested: $20,972 (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 31701

• Home prices YoY: -27.3%
• Active inventory: 177
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $888 high
• Mortgage (P&I): −$393
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $226

Break-even live

Break-even rent $603

Max offer price $74,900

Occupancy floor 70%

Sensitivity live

Price	-10% $268	-5% $247	+0% $226	+5% $204	+10% $183
Rent	-10% $155	-5% $190	+0% $226	+5% $261	+10% $296
Rate	-1.0pp $263	-0.5pp $245	base $226	+0.5pp $206	+1.0pp $186

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 7th Ave Apt A Albany, GA	2.0	1.0	912	$825	$0.90	21d	1	0.51mi
906 N Van Buren St Albany, GA	2.0	1.0	835	$695	$0.83	21d	1	0.75mi
701 W Society Ave Albany, GA	1.0–3.0	1.0	723	$649	$0.90	21d	1	0.95mi
2607 Cardinal St Albany, GA	2.0	1.0	900	$850	$0.94	21d	1	1.05mi
900 20th Ave Albany, GA	2.0	1.0	850	$800	$0.94	21d	1	1.08mi
1314 9th Ave Albany, GA	3.0	1.0	1090	$1,000	$0.92	21d	1	1.09mi
914 20th Ave Albany, GA	2.0	1.0	988	$815	$0.82	44d	1	1.11mi
1308 Maryland Dr Albany, GA	2.0	1.0	988	$750	$0.76	21d	1	1.37mi

Listing history 18 events

1. 2026-06-19
   days on market $74,900 Active 129 DOM
2. 2026-06-18
   days on market $74,900 Active 128 DOM
3. 2026-06-17
   days on market $74,900 Active 127 DOM
4. 2026-06-16
   days on market $74,900 Active 126 DOM
5. 2026-06-15
   days on market $74,900 Active 125 DOM
6. 2026-06-14
   days on market $74,900 Active 123 DOM
7. 2026-06-13
   days on market $74,900 Active 122 DOM
8. 2026-06-10
   days on market $74,900 Active 120 DOM
9. 2026-06-09
   days on market $74,900 Active 119 DOM
10. 2026-06-08
    days on market $74,900 Active 118 DOM
11. 2026-06-07
    days on market $74,900 Active 117 DOM
12. 2026-06-05
    days on market $74,900 Active 114 DOM
13. 2026-06-02
    days on market $74,900 Active 112 DOM
14. 2026-06-01
    days on market $74,900 Active 111 DOM
15. 2026-05-31
    days on market $74,900 Active 110 DOM
16. 2026-05-30
    days on market $74,900 Active 109 DOM
17. 2025-06-09
    listed $74,900 Active
18. 2020-10-30
    soldstatus $47,000

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $689 · $57/mo
• Expected delta: +$65/yr (+$5/mo · 10.5%)

ⓘ 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 ≥110°F today · 20 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: $10,656
• − Mortgage interest: −$4,196
• − Property taxes: −$624
• − Insurance: −$374
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$2,179
• Taxable income: $1,578
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,328/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): 16,135
• Household income: $35,025
• Rent vs Own: 66.9% rent · 33.1% own
• Severe rent burden: 1383.0

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: Predominantly Black (74%)
• Race & ethnicity: Black 74% White 21% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 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: ▼ -54.55%
• Current HPI: 145.4604
• 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

+59.4% since first listed

2 events — show timeline

• 2025-06-09 Listed $74,900 SWGABOR
• 2020-10-30 Sold (Public Records) $47,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $624 · +6.1% YoY. Source: county tax records.