2013 Jones Ave · Albany, GA 31707

$114,900

3 bd · 1.5 ba · 1,218 sqft · SingleFamily public records · 8 Days on market

Built 1963 0.25 ac lot Est $79k · 45% over

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Why this score? — see what drove the F 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 +14.6/30.0
• Rent growth +4.8/5.0
• DSCR +4.5/10.0
• 1% rule +3.6/10.0
• 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

Brick home in west Albany subdivision. Located at 2013 Jones Avenue in Albany, Georgia, this charming four-bedroom home offers a blend of classic character and modern potential. Sold as-is. NEEDS TLC AND IS PRICED TO SELL. Built in 1963, the property features original hardwood floors that add warmth and character to the living spaces. The home includes a sizable front porch, perfect for enjoying the outdoors, and a spacious backyard on a cleared lot, providing privacy with fencing and border trees. Inside, the home the separate dining room and den off the kitchen provide ample space for family gatherings and entertaining. This home boasts 2 bonus spaces that can be utilized as an office, pl

Key facts

• Sizable front porch
• Bonus spaces
• Spacious backyard

Tags

• ORIGINAL HARDWOOD FLOORS
• SIZABLE FRONT PORCH
• SPACIOUS BACKYARD
• SEPARATE DINING ROOM
• BONUS SPACES
• FENCED BACK YARD

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Sewer connected
• Home design: Single-story detached single family home; Residential single family residence
• Construction: Brick construction; Built as a single-story structure
• Exterior features: Shingle roof; Storage structure on property

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Electric central heating
• Interior features: Hardwood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $28 ($331/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 $99k (13.6% below list).
• Recommended offer: $99k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 10 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 $794 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $82k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,285 (13.6% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $79,170
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1918 Colquitt Ave	0.20mi	3/1.0	1,120 (-8%)	7mo	$38,000	$34	70
410 Endicott Ln	0.35mi	3/2.0	1,080 (-11%)	4mo	$70,000	$65	59
1709 Gillespie Ave	0.46mi	3/1.0	1,042 (-14%)	17mo	$80,000	$77	38

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: -9.4%
• Equity multiple: 0.64×
• Total profit: $-11,623
• Equity at exit: $17,132

10-year hold

• IRR: 5.5%
• Equity multiple: 1.50×
• Total profit: $15,991
• Equity at exit: $9,934

Cash invested: $32,172 (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: 9.6×

Monthly cashflow live

• Estimated rent: $993 high
• Mortgage (P&I): −$603
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $28

Break-even live

Break-even rent $958

Max offer price $114,900

Occupancy floor 92%

Sensitivity live

Price	-10% $93	-5% $60	+0% $28	+5% $-5	+10% $-37
Rent	-10% $-51	-5% $-12	+0% $28	+5% $67	+10% $106
Rate	-1.0pp $85	-0.5pp $57	base $28	+0.5pp $-2	+1.0pp $-32

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2133 W Gordon Ave Albany, GA	2.0	2.0	840	$750	$0.89	22d	1	0.37mi
410 Endicott Ln Albany, GA	3.0	2.0	1080	$1,295	$1.20	22d	1	0.39mi
1502 Gillespie Ave Albany, GA	3.0	1.0	1104	$875	$0.79	22d	1	0.64mi
1312 Colquitt Ave Albany, GA	3.0	1.0	1133	$900	$0.79	22d	1	0.75mi
1214 Gillespie Ave Unit 1 Albany, GA	2.0	1.0	800	$800	$1.00	22d	1	0.96mi
1522 W Oakridge Dr Albany, GA	2.0	1.0	1100	$715	$0.65	22d	1	1.20mi
309 S Cleveland St Unit 309 Cleveland-A Albany, GA	2.0	1.0	804	$650	$0.81	22d	1	1.39mi
1204 Julia Ave Apt B Albany, GA	2.0	1.0	796	$900	$1.13	22d	1	1.41mi
2380 Meadowlark Commons Ct Albany, GA	2.0	2.0	1146	$800	$0.70	22d	1	1.44mi
612 Florence Dr Albany, GA	3.0	1.0	1428	$1,200	$0.84	22d	1	1.49mi

Listing history 8 events

1. 2026-06-19
   days on market $114,900 Active 8 DOM
2. 2026-06-18
   days on market $114,900 Active 7 DOM
3. 2026-06-17
   days on market $114,900 Active 6 DOM
4. 2026-06-16
   days on market $114,900 Active 5 DOM
5. 2026-06-15
   days on market $114,900 Active 4 DOM
6. 2026-06-14
   days on market $114,900 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $114,900 Active 1 DOM

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,276 · $106/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 17 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: $11,914
• − Mortgage interest: −$6,436
• − Property taxes: −$1,276
• − Insurance: −$574
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$3,343
• Taxable loss: −$1,621
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $720/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

+40.1% since first listed

4 events — show timeline

• 2026-06-12 Listed $114,900 SWGABOR
• 2026-03-01 Relisted — SWGABOR
• 2025-02-28 Listed $115,000 SWGABOR
• 2005-08-23 Sold (Public Records) $82,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,276 · +6.1% YoY. Source: county tax records.