2207 Jasmine Ct · Albany, GA 31705

$159,900

3 bd · 2.0 ba · 1,860 sqft · SingleFamily public records · 32 Days on market

Built 1981 0.28 ac lot Est $203k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Rent growth +4.5/5.0
• DSCR +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

QUIET CUL-DE-SAC SETTING – NO FLOOD ZONE! Situated on a nicely wooded 0.28-acre lot, this one-level home offers a peaceful setting on a quiet cul-de-sac street with mature trees and a comfortable amount of outdoor space. The backyard provides a great spot for relaxing, gardening, or enjoying the natural surroundings—all while NOT being located in a flood zone for added peace of mind. Inside, the home features a spacious living room along with a separate dining room, offering a functional layout for both everyday living and entertaining. The kitchen provides ample cabinet storage and workspace and is conveniently located near the main living areas. A bright sunroom lined with win

Key facts

• Nicely wooded lot
• Fenced areas
• Mature landscaping

Tags

• QUIET CUL-DE-SAC SETTING
• NICELY WOODED LOT
• BRIGHT SUNROOM
• MATURE LANDSCAPING
• MULTIPLE OUTBUILDINGS
• FENCED AREAS

Property features AI

Exterior

• Parking: 2 parking spaces
• Home design: Single-story detached single family residence; Residential property
• Construction: Wood siding; Shingle roof; Slab foundation; Built on a 0.28-acre lot
• Exterior features: Fenced yard; Storage structure; Workshop

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fans
• Interior features: Ceiling fans; Dishwasher; Electric cooktop; Electric oven; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $10 ($123/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 $134k (16.2% below list).
• Recommended offer: $134k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 (+8.1%/yr); 128 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 45 units permitted in Dougherty County in 2024 (20 in 5+ unit buildings).
• This rent runs 37% of the median local income ($43k/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 $1k of loan paydown is wiped out by about $5k 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 32 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 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, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,988 (16.2% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $202,740
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Cannon Ave	0.47mi	3/2.0	1,655 (-11%)	17mo	$38,900	$24	45
2406 Regina Rd	0.62mi	3/2.0	1,634 (-12%)	15mo	$178,400	$109	39

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: -10.7%
• Equity multiple: 0.59×
• Total profit: $-18,194
• Equity at exit: $23,842

10-year hold

• IRR: 4.3%
• Equity multiple: 1.38×
• Total profit: $17,163
• Equity at exit: $13,825

Cash invested: $44,772 (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 31705

• Home prices YoY: -20.1%
• Rents YoY: 8.1%
• Active inventory: 128
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $10

Break-even live

Break-even rent $1,327

Max offer price $159,900

Occupancy floor 94%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 Moultrie Rd Albany, GA	3.0–4.0	2.0	1521	$1,330	$0.87	21d	5	0.83mi
404 Elizabeth Ave Albany, GA	3.0	2.0	1641	$1,550	$0.94	21d	1	0.97mi

Listing history 13 events

1. 2026-06-13
   status $159,900 Pending 32 DOM
2. 2026-06-10
   days on market $159,900 Active 32 DOM
3. 2026-06-09
   days on market $159,900 Active 31 DOM
4. 2026-06-08
   days on market $159,900 Active 30 DOM
5. 2026-06-07
   days on market $159,900 Active 29 DOM
6. 2026-06-05
   days on market $159,900 Active 26 DOM
7. 2026-06-02
   days on market $159,900 Active 24 DOM
8. 2026-06-01
   days on market $159,900 Active 23 DOM
9. 2026-05-31
   days on market $159,900 Active 22 DOM
10. 2026-05-30
    days on market $159,900 Active 21 DOM
11. 2026-05-20
    status Active
12. 2026-05-14
    status Pending
13. 2026-05-04
    listed $159,900 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: $1,718 · $143/mo
• Projected year-2 tax: $1,718 · $143/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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,079
• − Mortgage interest: −$8,957
• − Property taxes: −$1,718
• − Insurance: −$800
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$4,652
• Taxable loss: −$2,620
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $751/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): 30,791
• Household income: $42,972
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1933.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -38.46%
• Current HPI: 152.4574
• Rent YoY: ▲ 8.10%
• 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

3 events — show timeline

• 2026-05-20 Relisted — SWGABOR
• 2026-05-14 Pending — SWGABOR
• 2026-05-04 Listed $159,900 SWGABOR

Property tax history

+2.1%/yr

Latest (2025): $1,718 · +6.1% YoY. Source: county tax records.