3425 17th Ave · Columbus, GA 31904

$109,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 111 Days on market

Built 1946 9,148 sqft lot $104/sqft · 12% below area Est $125k · 12% under

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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 +20.3/30.0
• ARV discount +12.9/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• 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

Listing remarks MLS

Updated all brick, 3 bedroom, 1 bath starter home or Investment property. Just painted, Bathroom completed redone, new carpet, and screened in porch and a large lot with lots of parking space

Key facts

• Screened in porch
• Large lot
• 9,148 sq ft lot

Tags

• SCREENED IN PORCH
• LARGE LOT
• LOTS OF PARKING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $760 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.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 1.01% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (median comp): $124,856
• List price: $109,900
• Delta: -11.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3818 Howard Ave	0.39mi	2/1.0	1,022 (-3%)	8mo	$118,000	$115	69
3812 13th Ave	0.48mi	2/1.0	1,064 (+1%)	12mo	$77,500	$73	67
2000 Elgin Dr	0.24mi	2/1.0	952 (-10%)	9mo	$110,000	$116	65
1812 42nd St	0.51mi	3/1.0 (+1)	1,107 (+5%)	0mo	$130,000	$117	63
2103 Terrace Dr	0.48mi	2/1.0	983 (-7%)	5mo	$100,000	$102	62
4213 17th Ave	0.57mi	2/1.0	980 (-7%)	8mo	$75,000	$77	55
1126 30th St	0.62mi	3/2.0 (+1)	1,048 (-1%)	10mo	$125,000	$119	53
2365 Gurley Dr	0.68mi	3/2.0 (+1)	1,092 (+3%)	6mo	$155,800	$143	49
4146 16th Ave	0.53mi	2/1.0	938 (-11%)	10mo	$73,000	$78	48
1402 41st St	0.55mi	3/1.0 (+1)	1,154 (+9%)	11mo	$154,900	$134	45
3604 23rd Ave	0.56mi	3/1.0 (+1)	1,182 (+12%)	6mo	$172,500	$146	44
2369 Gurley Dr	0.69mi	3/2.0 (+1)	1,159 (+10%)	3mo	$169,900	$147	40

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-8,859
• Equity at exit: $16,386

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $3,937
• Equity at exit: $9,502

Cash invested: $30,772 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,105 high
• Mortgage (P&I): −$576
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $140

Break-even live

Break-even rent $928

Max offer price $109,900

Occupancy floor 82%

Sensitivity live

Price	-10% $202	-5% $171	+0% $140	+5% $109	+10% $78
Rent	-10% $52	-5% $96	+0% $140	+5% $183	+10% $227
Rate	-1.0pp $195	-0.5pp $168	base $140	+0.5pp $111	+1.0pp $82

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	14d	1	0.18mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	45d	1	0.30mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	45d	1	0.35mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	45d	1	0.39mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	14d	1	0.39mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	45d	3	0.43mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	45d	1	0.48mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	45d	1	0.52mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	45d	1	0.55mi
2601 Cherokee Ave Unit 2 Columbus, GA	1.0	1.0	750	$750	$1.00	45d	1	0.64mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	22d	1	0.66mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	45d	1	0.74mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	22d	1	0.79mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	22d	1	0.85mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	45d	1	0.86mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	45d	1	0.86mi
3711 Armour Ave Apt 21 Columbus, GA	2.0	1.0	1200	$1,057	$0.88	45d	1	0.92mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	14d	1	0.94mi
3821 Armour Ave Columbus, GA	2.0	2.0	1200	$1,100	$0.92	45d	1	0.96mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	45d	1	1.01mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	14d	1	1.02mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	22d	1	1.06mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	14d	1	1.07mi
1815 17th Ave Apt 7 Columbus, GA	2.0	1.0	937	$1,040	$1.11	45d	1	1.10mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	22d	1	1.12mi
2840 Warm Springs Rd Columbus, GA	1.0–2.0	1.0–2.0	1196	$1,500	$1.25	14d	8	1.13mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	45d	1	1.17mi
3414 3rd Ave Columbus, GA	1.0	1.0	810	$850	$1.05	22d	1	1.26mi
4001 3rd Ave Unit A or B Columbus, GA	1.0	1.0	800	$750	$0.94	14d	1	1.34mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	45d	1	1.35mi
5000 Armour Rd Columbus, GA	1.0	1.0	747	$800	$1.07	45d	1	1.40mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	14d	1	1.41mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	22d	1	1.44mi
1519 16th Ave Columbus, GA	1.0	1.0	1000	$1,300	$1.30	45d	1	1.45mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	22d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $109,900 Active 111 DOM
2. 2026-06-17
   days on market $109,900 Active 110 DOM
3. 2026-06-16
   days on market $109,900 Active 109 DOM
4. 2026-06-15
   days on market $109,900 Active 108 DOM
5. 2026-06-14
   days on market $109,900 Active 106 DOM
6. 2026-06-13
   days on market $109,900 Active 105 DOM
7. 2026-06-10
   days on market $109,900 Active 103 DOM
8. 2026-06-09
   days on market $109,900 Active 102 DOM
9. 2026-06-08
   days on market $109,900 Active 101 DOM
10. 2026-06-07
    days on market $109,900 Active 100 DOM
11. 2026-06-05
    days on market $109,900 Active 97 DOM
12. 2026-06-03
    days on market $109,900 Active 96 DOM
13. 2026-06-02
    days on market $109,900 Active 95 DOM
14. 2026-06-01
    days on market $109,900 Active 94 DOM
15. 2026-05-31
    days on market $109,900 Active 93 DOM
16. 2026-05-30
    days on market $109,900 Active 92 DOM
17. 2026-03-15
    price $119,900 191-char remark

    Show marketing remark (191 chars)

    Updated all brick, 3 bedroom, 1 bath starter home or Investment property. Just painted, Bathroom completed redone, new carpet, and screened in porch and a large lot with lots of parking space

18. 2026-02-27
    listed $125,000 Active 191-char remark

    Show marketing remark (191 chars)

    Updated all brick, 3 bedroom, 1 bath starter home or Investment property. Just painted, Bathroom completed redone, new carpet, and screened in porch and a large lot with lots of parking space

19. 2023-10-10
    soldstatus $90,000
20. 2023-09-28
    soldstatus $90,000
21. 2023-09-01
    listed $90,000
22. 2021-11-12
    soldstatus $45,000
23. 2021-11-10
    soldstatus $45,000 Closed
24. 2019-08-01
    listed $50,000

ⓘ 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: $1,335 · $111/mo
• Projected year-2 tax: $1,335 · $111/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 6/10 Major FEMA zone X (unshaded) · 73% 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: $13,263
• − Mortgage interest: −$6,156
• − Property taxes: −$1,335
• − Insurance: −$550
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$3,197
• Taxable loss: −$96
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,701/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

+139.8% since first listed

8 events — show timeline

• 2026-03-15 Price Changed $119,900 CBOR
• 2026-02-27 Listed $125,000 CBOR
• 2023-10-10 Sold (Public Records) $90,000 Public Records
• 2023-09-28 Sold (MLS) $90,000 CBOR
• 2023-09-01 Listed $90,000 CBOR
• 2021-11-12 Sold (Public Records) $45,000 Public Records
• 2021-11-10 Sold (MLS) $45,000 CBOR
• 2019-08-01 Listed $50,000 CBOR

Property tax history

+10.7%/yr

Latest (2025): $1,335 · -0.9% YoY. Source: county tax records.