196 Huntingdon Dr · Albany, GA 31763

$255,000

3 bd · 2.0 ba · 2,044 sqft · SingleFamily public records · 71 Days on market

Built 2004 10,019 sqft lot $125/sqft · 22% below area Est $288k · 11% 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 +12.6/15.0
• Cash flow +8.0/30.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * BRAND NEW 30 year architectural shingle roof to be installed PRIOR TO CLOSING!!! Nestled on a peaceful cul-de-sac street, this well-maintained home offers an updated open floor plan with stylish improvements inside and out. The welcoming foyer opens into a spacious family room featuring laminate hardwood flooring and a cozy wood-burning fireplace—perfect for gathering with family and friends. The family room flows seamlessly into the kitchen, creating an ideal layout for entertaining. The kitchen boasts an island, granite countertops, stainless steel appliances, and a bright eat-in breakfast nook. A separate formal dining room provides additional space for hosting holidays or special occasions. The large primary suite offers a private retreat with a beautifully renovated en-suite bath complete with a jetted soaking tub, separate tiled shower, double vanity, and a nicely sized walk-in closet. Three additional bedrooms are generously sized with ample closet space, and the hall bath has also been tastefully updated. Situated in a desirable Lee County location, this home combines comfort, functionality, and thoughtful updates throughout. Please note: a portion of the garage has been converted to create the 4th bedroom, leaving space for one vehicle plus additional storage. This move-in ready home is truly a must-see—schedule your private showing today!

Key facts

• Open floor plan
• Cul-de-sac street
• Granite countertops

Tags

• CUL-DE-SAC STREET
• OPEN FLOOR PLAN
• WOOD-BURNING FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• EAT-IN BREAKFAST NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (32.3% below list).
• Recommended offer: $173k (32.3% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute F.
• Lee County (rural): math 44% / reading 45% proficiency, ranked #21 of 174 in GA (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lee County Primary School (645 students, 48% FRL); Lee County Middle School East (math 32% / reading 47%, grade F, #147 of 470 statewide, top 33%, 676 students, 51% FRL); Lee County High School (math 10% / reading 19%, grade F, #315 of 424 statewide, top 76%, 1,429 students, 36% FRL).
• Zoned-school proficiency averages 27% at this address vs 44% district-wide (-18 pts) — the specific schools serving this property underperform the Lee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 204 active listings in the ZIP; solid renter incomes; 133 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lee County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($240k) 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.
• Current owner paid $155k; list at $255k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% 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 $172,580 (32.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 12.3

CMA / ARV

• ARV (median comp): $287,795
• List price: $255,000
• Delta: -11.40%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Summerfield Dr	0.11mi	3/2.0	1,961 (-4%)	22mo	$289,900	$148	70
133 Fowler Dr	0.47mi	4/2.0 (+1)	2,099 (+3%)	16mo	$305,000	$145	55

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.17×
• Total profit: $-59,285
• Equity at exit: $38,021

10-year hold

• IRR: -22.3%
• Equity multiple: -0.10×
• Total profit: $-78,619
• Equity at exit: $22,048

Cash invested: $71,400 (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 31763

• Home prices YoY: -15.9%
• Rents YoY: 2.2%
• Active inventory: 204
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-260

Break-even live

Break-even rent $2,055

Max offer price $209,067

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-188	+0% $-260	+5% $-332	+10% $-404
Rent	-10% $-396	-5% $-328	+0% $-260	+5% $-192	+10% $-124
Rate	-1.0pp $-132	-0.5pp $-195	base $-260	+0.5pp $-326	+1.0pp $-393

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-14
   status Active 1393-char remark

   Show marketing remark (1393 chars)

   * * * BRAND NEW 30 year architectural shingle roof to be installed PRIOR TO CLOSING!!! Nestled on a peaceful cul-de-sac street, this well-maintained home offers an updated open floor plan with stylish improvements inside and out. The welcoming foyer opens into a spacious family room featuring laminate hardwood flooring and a cozy wood-burning fireplace—perfect for gathering with family and friends. The family room flows seamlessly into the kitchen, creating an ideal layout for entertaining. The kitchen boasts an island, granite countertops, stainless steel appliances, and a bright eat-in breakfast nook. A separate formal dining room provides additional space for hosting holidays or special occasions. The large primary suite offers a private retreat with a beautifully renovated en-suite bath complete with a jetted soaking tub, separate tiled shower, double vanity, and a nicely sized walk-in closet. Three additional bedrooms are generously sized with ample closet space, and the hall bath has also been tastefully updated. Situated in a desirable Lee County location, this home combines comfort, functionality, and thoughtful updates throughout. Please note: a portion of the garage has been converted to create the 4th bedroom, leaving space for one vehicle plus additional storage. This move-in ready home is truly a must-see—schedule your private showing today!

2. 2026-04-18
   status Pending 1393-char remark

   Show marketing remark (1393 chars)

   * * * BRAND NEW 30 year architectural shingle roof to be installed PRIOR TO CLOSING!!! Nestled on a peaceful cul-de-sac street, this well-maintained home offers an updated open floor plan with stylish improvements inside and out. The welcoming foyer opens into a spacious family room featuring laminate hardwood flooring and a cozy wood-burning fireplace—perfect for gathering with family and friends. The family room flows seamlessly into the kitchen, creating an ideal layout for entertaining. The kitchen boasts an island, granite countertops, stainless steel appliances, and a bright eat-in breakfast nook. A separate formal dining room provides additional space for hosting holidays or special occasions. The large primary suite offers a private retreat with a beautifully renovated en-suite bath complete with a jetted soaking tub, separate tiled shower, double vanity, and a nicely sized walk-in closet. Three additional bedrooms are generously sized with ample closet space, and the hall bath has also been tastefully updated. Situated in a desirable Lee County location, this home combines comfort, functionality, and thoughtful updates throughout. Please note: a portion of the garage has been converted to create the 4th bedroom, leaving space for one vehicle plus additional storage. This move-in ready home is truly a must-see—schedule your private showing today!

3. 2026-03-20
   price $255,000 1393-char remark

   Show marketing remark (1393 chars)

   * * * BRAND NEW 30 year architectural shingle roof to be installed PRIOR TO CLOSING!!! Nestled on a peaceful cul-de-sac street, this well-maintained home offers an updated open floor plan with stylish improvements inside and out. The welcoming foyer opens into a spacious family room featuring laminate hardwood flooring and a cozy wood-burning fireplace—perfect for gathering with family and friends. The family room flows seamlessly into the kitchen, creating an ideal layout for entertaining. The kitchen boasts an island, granite countertops, stainless steel appliances, and a bright eat-in breakfast nook. A separate formal dining room provides additional space for hosting holidays or special occasions. The large primary suite offers a private retreat with a beautifully renovated en-suite bath complete with a jetted soaking tub, separate tiled shower, double vanity, and a nicely sized walk-in closet. Three additional bedrooms are generously sized with ample closet space, and the hall bath has also been tastefully updated. Situated in a desirable Lee County location, this home combines comfort, functionality, and thoughtful updates throughout. Please note: a portion of the garage has been converted to create the 4th bedroom, leaving space for one vehicle plus additional storage. This move-in ready home is truly a must-see—schedule your private showing today!

4. 2026-03-13
   price $249,900 1393-char remark

   Show marketing remark (1393 chars)

   * * * BRAND NEW 30 year architectural shingle roof to be installed PRIOR TO CLOSING!!! Nestled on a peaceful cul-de-sac street, this well-maintained home offers an updated open floor plan with stylish improvements inside and out. The welcoming foyer opens into a spacious family room featuring laminate hardwood flooring and a cozy wood-burning fireplace—perfect for gathering with family and friends. The family room flows seamlessly into the kitchen, creating an ideal layout for entertaining. The kitchen boasts an island, granite countertops, stainless steel appliances, and a bright eat-in breakfast nook. A separate formal dining room provides additional space for hosting holidays or special occasions. The large primary suite offers a private retreat with a beautifully renovated en-suite bath complete with a jetted soaking tub, separate tiled shower, double vanity, and a nicely sized walk-in closet. Three additional bedrooms are generously sized with ample closet space, and the hall bath has also been tastefully updated. Situated in a desirable Lee County location, this home combines comfort, functionality, and thoughtful updates throughout. Please note: a portion of the garage has been converted to create the 4th bedroom, leaving space for one vehicle plus additional storage. This move-in ready home is truly a must-see—schedule your private showing today!

5. 2026-02-19
   listed $259,900 Active 1393-char remark

   Show marketing remark (1393 chars)

   * * * BRAND NEW 30 year architectural shingle roof to be installed PRIOR TO CLOSING!!! Nestled on a peaceful cul-de-sac street, this well-maintained home offers an updated open floor plan with stylish improvements inside and out. The welcoming foyer opens into a spacious family room featuring laminate hardwood flooring and a cozy wood-burning fireplace—perfect for gathering with family and friends. The family room flows seamlessly into the kitchen, creating an ideal layout for entertaining. The kitchen boasts an island, granite countertops, stainless steel appliances, and a bright eat-in breakfast nook. A separate formal dining room provides additional space for hosting holidays or special occasions. The large primary suite offers a private retreat with a beautifully renovated en-suite bath complete with a jetted soaking tub, separate tiled shower, double vanity, and a nicely sized walk-in closet. Three additional bedrooms are generously sized with ample closet space, and the hall bath has also been tastefully updated. Situated in a desirable Lee County location, this home combines comfort, functionality, and thoughtful updates throughout. Please note: a portion of the garage has been converted to create the 4th bedroom, leaving space for one vehicle plus additional storage. This move-in ready home is truly a must-see—schedule your private showing today!

6. 2020-07-21
   soldstatus $154,900

ⓘ 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: $2,159 · $180/mo
• Projected year-2 tax: $2,346 · $196/mo
• Expected delta: +$187/yr (+$16/mo · 8.7%)

ⓘ 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 95% 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: $20,710
• − Mortgage interest: −$14,284
• − Property taxes: −$2,159
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$7,418
• Taxable loss: −$7,740
• Est. tax savings @ 24.0%: +$1,858
• After-tax cash flow: $-1,263/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: Lee County
• NCES district ID: 1303270
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $60,449
• Composite: 39.23/100
• National rank: #4009
• State rank: #21 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

• County: Lee County · 29,271 people
• City population: 89,040
• Metro: Albany, GA
• Population (ZIP): 29,271
• Household income: $88,312
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 700.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 31,140 people
• By 2030: 31,753 · +2.0%
• By 2040: 32,710 · +5.0%
• By 2050: 33,476 · +7.5%
• By 2075: 35,113 · +12.8%
• By 2100: 34,821 · +11.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 24% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Korean 1% Other Indo-European 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+43.5) · D 28.0% · R 71.6%
• 2008→2024 swing: +8.6pp toward D · 2008: -52.1pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+44.6 2016: R+53.0 2012: R+52.4 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.33%
• Current HPI: 187.3672
• Rent YoY: ▲ 2.22%
• 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

+64.6% since first listed

6 events — show timeline

• 2026-05-14 Relisted — SWGABOR
• 2026-04-18 Pending — SWGABOR
• 2026-03-20 Price Changed $255,000 SWGABOR
• 2026-03-13 Price Changed $249,900 SWGABOR
• 2026-02-19 Listed $259,900 SWGABOR
• 2020-07-21 Sold (Public Records) $154,900 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,159 · +16.3% YoY. Source: county tax records.