4111 Holly Ave · Columbus, GA 31904

$105,000

2 bd · 2.0 ba · 1,174 sqft · MultiFamily public records · 127 Days on market

Built 1958 Average condition 4,356 sqft lot $89/sqft · 23% below area Est $136k · 23% 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 +2.8/5.0
• Schools +1.7/10.0
• 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. Condition is rated average.

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: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 4.9% 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+, crime F, commute 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.
• Zoned schools: Johnson Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 325 students, 97% FRL); Arnold Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 645 students, 97% FRL); Jordan Vocational High School (math 12% / reading 12%, grade F, #342 of 424 statewide, top 81%, 869 students, 96% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 436 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).

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 127 days — a 12% lower offer ($92k) 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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): $136,096
• List price: $105,000
• Delta: -22.85%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3707 15th Ave	0.43mi	2/1.0	1,153 (-2%)	0mo	$90,000	$78	73
11 29th St	1.39mi	2/1.0	1,199 (+2%)	1mo	$60,000	$50	57
2028 42nd St	0.75mi	3/2.0 (+1)	1,230 (+5%)	1mo	$184,999	$150	52
4218 Lakewood Dr	0.67mi	3/2.0 (+1)	1,279 (+9%)	0mo	$199,900	$156	49
3904 Calvin Dr	0.69mi	2/1.0	1,064 (-9%)	1mo	$75,000	$70	48
1314 Talbotton Rd	1.18mi	2/1.0	1,268 (+8%)	0mo	$82,800	$65	47
3528 Howard Ave	0.48mi	3/1.5 (+1)	1,428 (+22%)	0mo	$122,500	$86	45
3425 17th Ave	0.74mi	3/1.0 (+1)	1,056 (-10%)	0mo	$93,000	$88	39
911 Lovick St	1.10mi	2/1.5	1,425 (+21%)	1mo	$115,000	$81	37
4418 3rd Ave	0.80mi	2/1.0	922 (-22%)	1mo	$85,000	$92	35
949 54th St	1.27mi	3/1.5 (+1)	1,409 (+20%)	1mo	$100,000	$71	32
2119 Lancaster Dr	1.19mi	3/1.5 (+1)	1,467 (+25%)	1mo	$180,000	$123	32

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 · 3.04% 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: 436
• 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

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

Break-even live

Break-even rent $848

Max offer price $105,000

Occupancy floor 56%

Sensitivity live

Price	-10% $699	-5% $669	+0% $640	+5% $610	+10% $580
Rent	-10% $509	-5% $574	+0% $640	+5% $705	+10% $771
Rate	-1.0pp $693	-0.5pp $666	base $640	+0.5pp $613	+1.0pp $585

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1051 43rd St Apt D Columbus, GA	1.0	1.0	600	$750	$1.25	93d	1	0.18mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	93d	1	0.34mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	93d	1	0.36mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	70d	1	0.49mi
4029 6th Ave Columbus, GA	2.0	1.0	—	$950	—	70d	1	0.60mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	93d	1	0.66mi
3251 13th Ave Apt C4 Columbus, GA	2.0	1.5	—	$925	—	70d	1	0.68mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	62d	1	0.77mi
4001 3rd Ave Unit A or B Columbus, GA	1.0	1.0	800	$750	$0.94	62d	1	0.85mi
617 32nd St Columbus, GA	2.0	1.0	600	$650	$1.08	62d	1	0.86mi
608 32nd St Columbus, GA	1.0	1.0	644	$650	$1.01	62d	1	0.90mi
2931 Howard Ave Unit D Columbus, GA	1.0	1.0	—	$495	—	93d	1	0.93mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	62d	1	0.95mi
3414 3rd Ave Columbus, GA	1.0	1.0	810	$850	$1.05	70d	1	0.97mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	93d	1	0.97mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	93d	3	1.02mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	93d	1	1.02mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	93d	1	1.03mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	93d	1	1.03mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	70d	1	1.03mi
3011 18th Ave Apt D Columbus, GA	1.0	1.0	450	$650	$1.44	93d	1	1.04mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	93d	1	1.04mi
2703 17th Ave Unit B Columbus, GA	1.0	1.0	644	$700	$1.09	93d	1	1.15mi
2321 Olive St Unit 105 Columbus, GA	2.0	2.5	—	$1,187	—	93d	1	1.24mi
2321 Olive St Unit 104 Columbus, GA	2.0	2.0	—	$918	—	93d	1	1.24mi
2321 Olive St Columbus, GA	1.0	1.0	—	$874	—	93d	1	1.24mi
2321 Olive St Unit 103 Columbus, GA	2.0	1.5	—	$1,083	—	93d	1	1.24mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	70d	1	1.29mi
2601 Cherokee Ave Unit 2 Columbus, GA	1.0	1.0	750	$750	$1.00	93d	1	1.32mi
3711 Armour Ave Apt 21 Columbus, GA	2.0	1.0	1200	$1,057	$0.88	93d	1	1.40mi
3821 Armour Ave Columbus, GA	2.0	2.0	1200	$1,100	$0.92	93d	1	1.40mi
5000 Armour Rd Columbus, GA	1.0	1.0	747	$800	$1.07	93d	1	1.41mi

Listing history 50 events

1. 2026-08-08
   days on market $105,000 Active 127 DOM
2. 2026-08-07
   days on market $105,000 Active 126 DOM
3. 2026-08-06
   days on market $105,000 Active 125 DOM
4. 2026-08-05
   days on market $105,000 Active 124 DOM
5. 2026-08-04
   days on market $105,000 Active 123 DOM
6. 2026-08-03
   days on market $105,000 Active 122 DOM
7. 2026-07-31
   days on market $105,000 Active 119 DOM
8. 2026-07-29
   days on market $105,000 Active 117 DOM
9. 2026-07-27
   days on market $105,000 Active 115 DOM
10. 2026-07-25
    days on market $105,000 Active 113 DOM
11. 2026-07-24
    days on market $105,000 Active 112 DOM
12. 2026-07-23
    days on market $105,000 Active 111 DOM
13. 2026-07-22
    days on market $105,000 Active 110 DOM
14. 2026-07-21
    days on market $105,000 Active 109 DOM
15. 2026-07-18
    days on market $105,000 Active 106 DOM
16. 2026-07-16
    days on market $105,000 Active 104 DOM
17. 2026-07-16
    days on market $105,000 Active 103 DOM
18. 2026-07-14
    days on market $105,000 Active 102 DOM
19. 2026-07-13
    days on market $105,000 Active 101 DOM
20. 2026-07-12
    days on market $105,000 Active 100 DOM
21. 2026-07-11
    days on market $105,000 Active 99 DOM
22. 2026-07-10
    days on market $105,000 Active 98 DOM
23. 2026-07-09
    days on market $105,000 Active 97 DOM
24. 2026-07-08
    days on market $105,000 Active 96 DOM
25. 2026-07-07
    days on market $105,000 Active 95 DOM
26. 2026-07-06
    days on market $105,000 Active 94 DOM
27. 2026-07-05
    days on market $105,000 Active 93 DOM
28. 2026-07-04
    days on market $105,000 Active 92 DOM
29. 2026-07-03
    days on market $105,000 Active 91 DOM
30. 2026-07-02
    days on market $105,000 Active 90 DOM
31. 2026-07-01
    days on market $105,000 Active 89 DOM
32. 2026-06-30
    days on market $105,000 Active 88 DOM
33. 2026-06-29
    days on market $105,000 Active 87 DOM
34. 2026-06-28
    days on market $105,000 Active 86 DOM
35. 2026-06-28
    days on market $105,000 Active 85 DOM
36. 2026-06-27
    days on market $105,000 Active 84 DOM
37. 2026-06-25
    days on market $105,000 Active 82 DOM
38. 2026-06-23
    days on market $105,000 Active 80 DOM
39. 2026-06-22
    days on market $105,000 Active 79 DOM
40. 2026-06-18
    days on market $105,000 Active 76 DOM
41. 2026-06-17
    days on market $105,000 Active 75 DOM
42. 2026-06-16
    days on market $105,000 Active 74 DOM
43. 2026-06-15
    days on market $105,000 Active 73 DOM
44. 2026-06-14
    days on market $105,000 Active 71 DOM
45. 2026-06-13
    days on market $105,000 Active 70 DOM
46. 2026-06-10
    days on market $105,000 Active 68 DOM
47. 2026-06-09
    days on market $105,000 Active 67 DOM
48. 2026-06-08
    days on market $105,000 Active 66 DOM
49. 2026-06-07
    days on market $105,000 Active 65 DOM
50. 2026-06-05
    days on market $105,000 Active 62 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: $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.

Condition & rehab AI · 10 photos

Average 55/100 Cosmetic rehab Est. rehab $5,870–$17,610 screening

A well-maintained, renovated duplex with established tenants, offering a functional layout and strong rental history. Minor updates to appliances and fixtures would significantly enhance its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Appliances white

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Repairs flagged

• Minor kitchen appliances — dated and worn
• Minor bathroom fixtures — basic and worn

Value-add opportunities

• Both update kitchen appliances — modern appliances improve both resale and rental ↑
• Both update bathroom fixtures — modern fixtures improve both resale and rental ↑
• Both paint exterior — fresh paint enhances curb appeal and value ↑
• Both landscape — improved landscaping enhances curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary Johnson Elementary School F GA #810/1,228 Nat'l #32,000/41,679 Middle Arnold Middle School F GA #381/470 Nat'l #12,279/14,009 High Jordan Vocational High School F GA #342/424 Nat'l #15,857/17,239

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

C Composite livability gradescore 64/100

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 · 216,729 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: 9% of renters

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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%

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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%

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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

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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.