41 Ticknor Dr · Columbus, GA 31903

$71,250

4 bd · 2.0 ba · 1,300 sqft · MultiFamily public records · 30 Days on market

Built 1961 9,148 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• 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

Excellent investment opportunity near Columbus State University and some of the most popular Midtown areas! This duplex features two separate 2 bedroom, 1 bathroom units with a top-floor and bottom-floor layout. One unit is currently tenant occupied, providing immediate rental income, while the other unit is vacant and ready for renovations and updates. Whether you're looking to expand your rental portfolio, house hack, or create additional value through improvements, this property offers strong potential in a highly convenient location near shopping, dining, entertainment, and campus life. Great opportunity to invest in an area with continued demand and growth potential!

Key facts

• 9,148 sq ft lot
• Listed 30 days

Property features AI

Exterior

• Home design: Residential income property; Duplex
• Exterior features: Lot measures approximately 0.21 acres

Interior

• Interior features: Located in the Torch Hill Heights subdivision; Directions: left on Flint then right on Ticknor; duplex on right

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $71k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive. Per door: $365/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $71k).
• Recommended offer: $70k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% 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+, 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: South Columbus Elementary School (math 2% / reading 12%, grade F, #1,144 of 1,228 statewide, top 94%, 359 students, 97% FRL); Eddy Middle School (math 4% / reading 11%, grade F, #447 of 470 statewide, top 95%, 413 students, 97% FRL); Spencer High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 943 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 26% district-wide (-19 pts) — the specific schools serving this property underperform the Muscogee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 105 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $492 of loan paydown is wiped out by about $2k 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 + 1.8% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $70,181 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.17% ✓
• Cap rate: 18.60%
• Cash-on-cash: 43.95%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 39.6%
• Equity multiple: 2.66×
• Total profit: $33,203
• Equity at exit: $10,624

10-year hold

• IRR: 45.4%
• Equity multiple: 5.09×
• Total profit: $81,666
• Equity at exit: $6,160

Cash invested: $19,950 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 105
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$374
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $731

Break-even live

Break-even rent $619

Max offer price $71,250

Occupancy floor 48%

Sensitivity live

Price	-10% $771	-5% $751	+0% $731	+5% $711	+10% $690
Rent	-10% $609	-5% $670	+0% $731	+5% $792	+10% $853
Rate	-1.0pp $767	-0.5pp $749	base $731	+0.5pp $712	+1.0pp $693

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,544
Total (2 units)			$1,544

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: $17,812
• Closing costs: $2,138
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	15d	1	0.17mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	23d	1	0.20mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	45d	1	0.56mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	15d	1	0.61mi
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	45d	1	0.63mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	45d	1	0.66mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	15d	1	0.68mi
4 Dean Dr Columbus, GA	3.0	1.5	1200	$1,050	$0.88	15d	1	0.91mi
2840 Walker St Columbus, GA	3.0	1.0	1032	$975	$0.94	45d	1	0.91mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	15d	1	1.06mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	15d	1	1.13mi
2558 Rice St Columbus, GA	3.0	2.0	1618	$1,450	$0.90	15d	1	1.29mi

Listing history 30 events

1. 2026-06-22
   days on market $71,250 Active 30 DOM
2. 2026-06-18
   days on market $71,250 Active 27 DOM
3. 2026-06-17
   days on market $71,250 Active 26 DOM
4. 2026-06-16
   days on market $71,250 Active 25 DOM
5. 2026-06-15
   days on market $71,250 Active 24 DOM
6. 2026-06-14
   days on market $71,250 Active 22 DOM
7. 2026-06-13
   days on market $71,250 Active 21 DOM
8. 2026-06-10
   days on market $71,250 Active 19 DOM
9. 2026-06-09
   days on market $71,250 Active 18 DOM
10. 2026-06-08
    days on market $71,250 Active 17 DOM
11. 2026-06-07
    days on market $71,250 Active 16 DOM
12. 2026-06-05
    days on market $71,250 Active 13 DOM
13. 2026-06-03
    days on market $71,250 Active 12 DOM
14. 2026-06-02
    days on market $71,250 Active 11 DOM
15. 2026-06-01
    pricedays on market $71,250 Active 10 DOM
16. 2026-05-31
    days on market $75,000 Active 9 DOM
17. 2026-05-30
    days on market $75,000 Active 8 DOM
18. 2026-05-22
    listed $75,000 Active
19. 2025-12-31
    historical
20. 2025-11-02
    status Active
21. 2025-10-31
    historical
22. 2025-09-30
    historical
23. 2025-08-07
    listed $85,000 Active
24. 2025-08-07
    listed $85,000 New
25. 2022-06-21
    soldstatus $60,000
26. 2022-06-10
    soldstatus $60,000
27. 2022-04-23
    listed $60,000
28. 2021-09-09
    soldstatus $50,000
29. 2021-09-01
    soldstatus $50,000
30. 2021-08-12
    listed $57,900

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $1,029 · $86/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,528
• − Mortgage interest: −$3,991
• − Property taxes: −$1,029
• − Insurance: −$356
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$2,073
• Taxable income: $8,115
• Est. tax owed @ 24.0%: −$1,948
• After-tax cash flow: $6,821/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

+23.1% since first listed

14 events — show timeline

• 2026-06-01 Price Changed $71,250 CBOR
• 2026-05-22 Listed $75,000 CBOR
• 2025-12-31 Listing Removed — FMLS
• 2025-11-02 Relisted — FMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-08-07 Listed $85,000 GAMLS
• 2025-08-07 Listed $85,000 FMLS
• 2022-06-21 Sold (Public Records) $60,000 Public Records
• 2022-06-10 Sold (MLS) $60,000 CBOR
• 2022-04-23 Listed $60,000 CBOR
• 2021-09-09 Sold (Public Records) $50,000 Public Records
• 2021-09-01 Sold (MLS) $50,000 CBOR
• 2021-08-12 Listed $57,900 CBOR

Property tax history

+4.9%/yr

Latest (2025): $1,029 · +10.5% YoY. Source: county tax records.