Albany, GA
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
affordable
Price to income
2.74×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Georgia
- 3.16×-0.41
- vs U.S.
- 3.43×-0.69
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
25.0%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Georgia
- 24.5%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
5.92%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Georgia
- 4.77%+1.15
- vs U.S.
- 4.35%+1.57
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
shrinking
Net migration
-0.11%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Georgia
- 0.11%
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
1.76
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Georgia
- 6.01
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
4.0%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Georgia
- 3.4%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+56.4%
homeValues.yearOverYear
+7.0%
Median home value
$148,800
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,006 | $12,072 | 22.3% |
| 2 BR | $1,129 | $13,548 | 25.0% |
| 3 BR | $1,534 | $18,408 | 34.0% |
Labor market direction
Unemployment
4.0%
Median household income
$54,219
What's being built
Total TTM
260
+102.3% YoY
Single-family
203
2–4 unit
2
5+ unit
55
All 5 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Dougherty County | 85,038 | $129,200 | $46,784 | 64 | +56.1% |
| Lee County | 32,968 | $226,900 | $88,024 | 113 | +18.9% |
| Worth County | 20,706 | $112,400 | $57,201 | 79 | +259.1% |
| Terrell County | 9,004 | $111,500 | $43,812 | 4 | +100.0% |
| Baker County | 2,878 | $120,100 | $44,405 | 0 | — |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Albany | 147,716 | $54,219 | 2.74× | 5.92% | +56.4% | 1.76 | 4.0% |
| Valdosta, GA | 148,203 | $54,581 | — | — | +59.4% | — | 3.6% |
| Texarkana, TX-AR | 147,453 | $55,046 | — | — | +47.2% | — | 4.2% |
| Alexandria, LA | 151,721 | $56,492 | — | — | +25.5% | — | 3.7% |
| Dothan, AL | 150,969 | $56,772 | — | — | +49.1% | — | 2.3% |
| Homosassa Springs, FL | 155,173 | $55,355 | — | — | +60.1% | — | 6.9% |
Where people are moving in from
Net migration
-168
-0.11% of population
| Origin county | Tax returns |
|---|---|
| Dougherty County, GA | 606 |
| Lee County, GA | 415 |
| Worth County, GA | 114 |
| Terrell County, GA | 92 |
| Mitchell County, GA | 79 |
| Tift County, GA | 76 |
Who lives in Albany
- Median age
- 38
- Bachelor's+
- 23.0%
- Owner-occupancy
- 56.3%
- Vacancy rate
- 14.3%
- Rent burdened (30%+)
- 46.5%
- Median household income
- $54,219
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.