4111 Holly Ave · Columbus, GA 31904

$105,000

2 bd · 2.0 ba · 1,174 sqft · MultiFamily public records · 76 Days on market

Built 1958 4,356 sqft lot $89/sqft · 19% below area Est $130k · 19% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Renovated duplex with established tenant in place. Each unit is 1 bedroom, 1 bathroom. Ideal for investors seeking immediate cash flow. This well maintained property offers a functional layout, comfortable living spaces, and a strong rental history. Conveniently located near local amenities, shopping, and public transportation. Stable income potential from day one. Please do not disturb tenants. Showing available with an accepted offer only.

Key facts

• Renovated duplex
• Functional layout
• Local amenities

Tags

• RENOVATED DUPLEX
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• STRONG RENTAL HISTORY
• CONVENIENTLY LOCATED
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive. Per door: $320/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 4.7% in Columbus — 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 64/100 on livability (#254 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities D+, schools F, crime F.
• Muscogee County (urban): math 21% / reading 30% proficiency, ranked #120 of 174 in GA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 327 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 30% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Muscogee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 $13k; list at $105k implies a 708% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.58% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.11%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (median comp): $129,975
• List price: $105,000
• Delta: -19.22%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.81×
• Total profit: $23,790
• Equity at exit: $15,656

10-year hold

• IRR: 28.2%
• Equity multiple: 3.50×
• Total profit: $73,420
• Equity at exit: $9,078

Cash invested: $29,400 (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 31904

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$551
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $640

Break-even live

Break-even rent $848

Max offer price $105,000

Occupancy floor 56%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,658
Total (2 units)			$1,658

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	44d	1	0.06mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	44d	1	0.34mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	44d	1	0.36mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	44d	1	0.48mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	21d	1	0.49mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	21d	1	0.52mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	14d	1	0.56mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	44d	1	0.66mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	14d	1	0.71mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	21d	1	0.77mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	14d	1	0.77mi
4001 3rd Ave Unit A or B Columbus, GA	1.0	1.0	800	$750	$0.94	14d	1	0.85mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	14d	1	0.87mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	21d	1	0.90mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	14d	1	0.95mi
3414 3rd Ave Columbus, GA	1.0	1.0	810	$850	$1.05	21d	1	0.97mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	44d	1	0.97mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	44d	3	1.02mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	44d	1	1.02mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	44d	1	1.03mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	44d	1	1.03mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	21d	1	1.03mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	44d	1	1.04mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	44d	1	1.10mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	14d	1	1.10mi
1061 54th St Columbus, GA	3.0	1.0	1005	$1,100	$1.09	21d	1	1.28mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	21d	1	1.29mi
2601 Cherokee Ave Unit 2 Columbus, GA	1.0	1.0	750	$750	$1.00	44d	1	1.32mi
3711 Armour Ave Apt 21 Columbus, GA	2.0	1.0	1200	$1,057	$0.88	44d	1	1.40mi
3821 Armour Ave Columbus, GA	2.0	2.0	1200	$1,100	$0.92	44d	1	1.40mi
5000 Armour Rd Columbus, GA	1.0	1.0	747	$800	$1.07	44d	1	1.41mi

Listing history 22 events

1. 2026-06-18
   days on market $105,000 Active 76 DOM
2. 2026-06-17
   days on market $105,000 Active 75 DOM
3. 2026-06-16
   days on market $105,000 Active 74 DOM
4. 2026-06-15
   days on market $105,000 Active 73 DOM
5. 2026-06-14
   days on market $105,000 Active 71 DOM
6. 2026-06-13
   days on market $105,000 Active 70 DOM
7. 2026-06-10
   days on market $105,000 Active 68 DOM
8. 2026-06-09
   days on market $105,000 Active 67 DOM
9. 2026-06-08
   days on market $105,000 Active 66 DOM
10. 2026-06-07
    days on market $105,000 Active 65 DOM
11. 2026-06-05
    days on market $105,000 Active 62 DOM
12. 2026-06-03
    days on market $105,000 Active 61 DOM
13. 2026-06-02
    days on market $105,000 Active 60 DOM
14. 2026-06-01
    days on market $105,000 Active 59 DOM
15. 2026-05-31
    days on market $105,000 Active 58 DOM
16. 2026-05-30
    days on market $105,000 Active 57 DOM
17. 2026-04-27
    status Active 445-char remark

    Show marketing remark (445 chars)

    Renovated duplex with established tenant in place. Each unit is 1 bedroom, 1 bathroom. Ideal for investors seeking immediate cash flow. This well maintained property offers a functional layout, comfortable living spaces, and a strong rental history. Conveniently located near local amenities, shopping, and public transportation. Stable income potential from day one. Please do not disturb tenants. Showing available with an accepted offer only.

18. 2026-04-18
    status Pending 445-char remark

    Show marketing remark (445 chars)

    Renovated duplex with established tenant in place. Each unit is 1 bedroom, 1 bathroom. Ideal for investors seeking immediate cash flow. This well maintained property offers a functional layout, comfortable living spaces, and a strong rental history. Conveniently located near local amenities, shopping, and public transportation. Stable income potential from day one. Please do not disturb tenants. Showing available with an accepted offer only.

19. 2026-03-25
    listed $105,000 Active 445-char remark

    Show marketing remark (445 chars)

    Renovated duplex with established tenant in place. Each unit is 1 bedroom, 1 bathroom. Ideal for investors seeking immediate cash flow. This well maintained property offers a functional layout, comfortable living spaces, and a strong rental history. Conveniently located near local amenities, shopping, and public transportation. Stable income potential from day one. Please do not disturb tenants. Showing available with an accepted offer only.

20. 2025-03-06
    historical $525
21. 2024-12-20
    listed $525
22. 2005-06-17
    soldstatus $13,000

ⓘ 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: $908 · $76/mo
• Projected year-2 tax: $966 · $80/mo
• Expected delta: +$58/yr (+$5/mo · 6.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,896
• − Mortgage interest: −$5,882
• − Property taxes: −$908
• − Insurance: −$525
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$3,055
• Taxable income: $6,343
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $6,155/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: Muscogee County
• NCES district ID: 1303870
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $41,176
• Composite: 21.6/100
• National rank: #8297
• State rank: #120 of 174 in GA

Livability — Columbus

• Score: 64/100
• State rank: #254
• US rank: #14102

Category grades

Amenities D+ Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety B User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, GA
• County: Muscogee County · 180,764 people
• City population: 180,764
• Metro: Columbus, GA-AL
• Population (ZIP): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

Population outlook (Muscogee County) Hauer SSP2

• Today (2025): 216,729 people
• By 2030: 224,504 · +3.6%
• By 2040: 238,318 · +10.0%
• By 2050: 249,027 · +14.9%
• By 2075: 264,862 · +22.2%
• By 2100: 254,786 · +17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 1%

Political lean MEDSL · Muscogee

• 2024 margin: Strong D (+23.4) · D 61.4% · R 38.0%
• 2008→2024 swing: +3.7pp toward D · 2008: 19.7pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+18.6 2012: D+21.3 2008: D+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• Metro: Columbus, GA-AL
• 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

+707.7% since first listed

6 events — show timeline

• 2026-04-27 Relisted — CBOR
• 2026-04-18 Pending — CBOR
• 2026-03-25 Listed $105,000 CBOR
• 2025-03-06 Rental Removed $525 APPFOLIO
• 2024-12-20 Listed for Rent $525 APPFOLIO
• 2005-06-17 Sold (Public Records) $13,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $908 · -0.0% YoY. Source: county tax records.