1104 Eleventh Ave · Albany, GA 31707

$60,000

2 bd · 1.0 ba · 970 sqft · SingleFamily public records · 78 Days on market

Built 1948 0.25 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special, Income Producing Property in Albany, Georgia. 1104 11th Avenue is a 2 bedroom, 1 bathroom single-family home conveniently located just off Slappey Boulevard. It provides easy access to shopping, dining, and major roadways. Property features a metal roof and a turn key functional floor plan. Currently tenant occupied at $675 per month and professionally managed by 1Key Realty. Ideal opportunity for investors seeking rental income and portfolio expansion. Do not disturb tenant. Showings available during buyer's due diligence period. Contact listing agent for additional information. Owner is a licensed Georgia real estate agent.

Key facts

• Metal roof
• Tenant occupied
• 0.25 acre lot

Tags

• INCOME PRODUCING PROPERTY
• METAL ROOF
• TURN KEY FUNCTIONAL FLOOR PLAN
• TENANT OCCUPIED
• PROFESSIONALLY MANAGED

Property features AI

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached residence; Single-story
• Construction: Asbestos siding; Metal roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Electric cooktop; Electric oven
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Cooling with ceiling fan(s)
• Interior features: Ceiling fan(s); Covered patio/porch
• Laundry & utility: Separate laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $415 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 + 8.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $60k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1948 — 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: 1.40% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.60×
• Total profit: $10,043
• Equity at exit: $8,946

10-year hold

• IRR: 26.5%
• Equity multiple: 3.90×
• Total profit: $48,719
• Equity at exit: $5,188

Cash invested: $16,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $839 high
• Mortgage (P&I): −$315
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $240

Break-even live

Break-even rent $535

Max offer price $60,000

Occupancy floor 66%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1314 9th Ave Albany, GA	3.0	1.0	1090	$1,000	$0.92	21d	1	0.34mi
903 7th Ave Apt A Albany, GA	2.0	1.0	912	$825	$0.90	21d	1	0.43mi
921 W 4th Ave Unit A Albany, GA	1.0	1.0	775	$525	$0.68	21d	1	0.59mi
1008 N McKinley St Unit 4 Albany, GA	1.0	1.0	750	$550	$0.73	21d	1	0.91mi
906 N Van Buren St Albany, GA	2.0	1.0	835	$695	$0.83	21d	1	0.94mi
1308 Maryland Dr Albany, GA	2.0	1.0	988	$750	$0.76	21d	1	0.95mi
2607 Cardinal St Albany, GA	2.0	1.0	900	$850	$0.94	21d	1	0.96mi
914 20th Ave Albany, GA	2.0	1.0	988	$815	$0.82	44d	1	0.99mi
900 20th Ave Albany, GA	2.0	1.0	850	$800	$0.94	21d	1	1.01mi
701 W Society Ave Albany, GA	1.0–3.0	1.0	723	$649	$0.90	21d	1	1.18mi
1905 Elkhorn Ln Unit B Albany, GA	2.0	1.5	1100	$1,000	$0.91	21d	1	1.21mi
1204 Julia Ave Apt B Albany, GA	2.0	1.0	796	$900	$1.13	21d	1	1.22mi
2001 Dawson Rd Albany, GA	1.0–3.0	1.0–1.5	952	$888	$0.93	21d	7	1.31mi
3315 Sylvester Rd Unit 63 Albany, GA	3.0	2.0	1024	$900	$0.88	21d	1	1.32mi

Listing history 7 events

1. 2026-05-06
   status Pending
2. 2026-03-24
   status Active
3. 2026-03-18
   status Pending
4. 2026-03-10
   price $60,000
5. 2026-02-12
   listed $66,000 Active
6. 2015-03-10
   soldstatus $39,000
7. 2007-02-27
   soldstatus $50,000

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $995 · $83/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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $10,070
• − Mortgage interest: −$3,361
• − Property taxes: −$995
• − Insurance: −$300
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$1,745
• Taxable income: $2,058
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $2,391/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

+20.0% since first listed

7 events — show timeline

• 2026-05-06 Pending — SWGABOR
• 2026-03-24 Relisted — SWGABOR
• 2026-03-18 Pending — SWGABOR
• 2026-03-10 Price Changed $60,000 SWGABOR
• 2026-02-12 Listed $66,000 SWGABOR
• 2015-03-10 Sold (Public Records) $39,000 Public Records
• 2007-02-27 Sold (Public Records) $50,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $995 · +6.1% YoY. Source: county tax records.