721 Cotton Ave · Albany, GA 31701

$46,900

3 bd · 1.0 ba · 821 sqft · SingleFamily public records · 90 Days on market

Built 1956 4,792 sqft lot Est $34k · 39% over ↓ 6% since listing

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

Listing remarks

An excellent opportunity for both new and seasoned investors. This offering includes four fully occupied units with long-term tenants, currently generating just over $2,000 in monthly rental income. The portfolio may be purchased individually or as a package for $165,000, and includes 213 Monarch Dr. ($625/mo. ), 721 Cotton Ave. ($525/mo. ), 521 Cochran Ave. ($675/mo. ), and 511 W. Lincoln Ave. ($300/mo. ) Showings will be scheduled only after an accepted offer. Please contact your Realtor for additional details regarding this investment opportunity.

Key facts

• 4,792 sq ft lot
• Built 1956
• Listed 90 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property; 1 story
• Construction: Located in the City of Albany subdivision
• Exterior features: Lot roughly 0.11 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-story interior

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($840 rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Alice Coachman Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 419 students, 100% FRL); Monroe High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,078 students, 100% FRL) — zoned schools average 100% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 177 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $324 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $44,086 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1956 — 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: 1.79% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.90%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $33,661
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
835 Dorsett Ave	0.37mi	2/1.0 (-1)	864 (+5%)	20mo	$35,000	$41	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.17×
• Total profit: $15,334
• Equity at exit: $6,993

10-year hold

• IRR: 35.5%
• Equity multiple: 4.27×
• Total profit: $42,883
• Equity at exit: $4,055

Cash invested: $13,132 (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: 4.7×

Monthly cashflow live

• Estimated rent: $840 high
• Mortgage (P&I): −$246
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $360

Break-even live

Break-even rent $384

Max offer price $46,900

Occupancy floor 52%

Sensitivity live

Price	-10% $387	-5% $373	+0% $360	+5% $347	+10% $334
Rent	-10% $294	-5% $327	+0% $360	+5% $393	+10% $426
Rate	-1.0pp $384	-0.5pp $372	base $360	+0.5pp $348	+1.0pp $336

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: $11,725
• Closing costs: $1,407
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
727 Lippitt Dr Albany, GA	2.0	1.0	525	$750	$1.43	22d	1	0.54mi
309 S Cleveland St Unit 309 Cleveland-A Albany, GA	2.0	1.0	804	$650	$0.81	22d	1	0.57mi
1210 Gillespie Ave Unit A Albany, GA	2.0	1.0	650	$550	$0.85	22d	1	0.85mi
1214 Gillespie Ave Unit 1 Albany, GA	2.0	1.0	800	$800	$1.00	22d	1	0.86mi
1502 Gillespie Ave Albany, GA	3.0	1.0	1104	$875	$0.79	22d	1	1.20mi
701 W Society Ave Albany, GA	1.0–3.0	1.0	723	$649	$0.90	22d	1	1.33mi
1204 Julia Ave Apt B Albany, GA	2.0	1.0	796	$900	$1.13	22d	1	1.45mi

Listing history 19 events

1. 2026-06-22
   days on market $46,900 Active 90 DOM
2. 2026-06-19
   days on market $46,900 Active 88 DOM
3. 2026-06-18
   days on market $46,900 Active 87 DOM
4. 2026-06-17
   days on market $46,900 Active 86 DOM
5. 2026-06-16
   days on market $46,900 Active 85 DOM
6. 2026-06-15
   days on market $46,900 Active 84 DOM
7. 2026-06-14
   days on market $46,900 Active 82 DOM
8. 2026-06-13
   days on market $46,900 Active 81 DOM
9. 2026-06-10
   days on market $46,900 Active 79 DOM
10. 2026-06-09
    days on market $46,900 Active 78 DOM
11. 2026-06-08
    days on market $46,900 Active 77 DOM
12. 2026-06-07
    days on market $46,900 Active 76 DOM
13. 2026-06-05
    days on market $46,900 Active 73 DOM
14. 2026-06-02
    days on market $46,900 Active 71 DOM
15. 2026-06-01
    days on market $46,900 Active 70 DOM
16. 2026-05-31
    days on market $46,900 Active 69 DOM
17. 2026-05-30
    days on market $46,900 Active 68 DOM
18. 2026-05-05
    price $46,900
19. 2026-03-23
    listed $50,000 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: $452 · $38/mo
• Projected year-2 tax: $452 · $38/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 · 19 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: $10,074
• − Mortgage interest: −$2,627
• − Property taxes: −$452
• − Insurance: −$234
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$1,364
• Taxable income: $3,785
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,413/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

-6.2% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $46,900 SWGABOR
• 2026-03-23 Listed $50,000 SWGABOR

Property tax history

+2.2%/yr

Latest (2025): $452 · +6.1% YoY. Source: county tax records.