3812 Oates Ave · Columbus, GA 31904

$89,000

6 bd · 3.0 ba · 2,484 sqft · MultiFamily public records · 9 Days on market

Built 1932 3,920 sqft lot $36/sqft · 34% below area Est $134k · 34% 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: 3 units. confirmed

Listing remarks

Triplex-NEW Metal roof & recently painted exterior. Each Unit contains 2BR & 1BA. Two units currently occupied. With rents “below market” value at $300, & $210, there is opportunity for increased cash flow. Seller plans to rent vacant unit for $500. Tenants are long-term occupants on month-to-month leases. Each unit separately metered for electricity, with tenants responsible for their own power & window units, while landlord covers water expenses. Offered “AS-IS”, with Seller making NO repairs. * * Unit 1 (Right Side - Vacant Unit) is available to show anytime, while Showings for Units 2 & 3 (Center and Left Side - Occupied Units) will

Key facts

• Metal roof
• 3,920 sq ft lot
• Listed 9 days

Tags

• METAL ROOF
• RECENTLY PAINTED EXTERIOR

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property — triplex
• Construction: Property on a 0.09-acre lot
• Exterior features: Level lot

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$134,117) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $89k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $485/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $89k).
• Cap rate 25.9% 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: Fox Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 343 students, 96% 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.
• Zoned-school proficiency averages 10% at this address vs 26% district-wide (-15 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 (+3.0%/yr); 337 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• At $2,607/mo this rent would consume 47% of the median local household income ($66k/yr) (locally 2030% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $89k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $89,000

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 1932 — 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: 2.93% ✓
• Cap rate: 25.90%
• Cash-on-cash: 70.03%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

• ARV (median comp): $134,117
• List price: $89,000
• Delta: -29.17%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 69.6%
• Equity multiple: 4.14×
• Total profit: $78,342
• Equity at exit: $13,270

10-year hold

• IRR: 73.7%
• Equity multiple: 8.55×
• Total profit: $188,056
• Equity at exit: $7,695

Cash invested: $24,920 (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: 337
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,607 high
• Mortgage (P&I): −$467
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $1,454

Break-even live

Break-even rent $766

Max offer price $89,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,505	-5% $1,479	+0% $1,454	+5% $1,429	+10% $1,404
Rent	-10% $1,248	-5% $1,351	+0% $1,454	+5% $1,557	+10% $1,660
Rate	-1.0pp $1,499	-0.5pp $1,477	base $1,454	+0.5pp $1,431	+1.0pp $1,408

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,607
Total (3 units)			$2,607

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3548 1st Ave Columbus, GA	5.0	2.0	2564	$2,900	$1.13	15d	1	0.43mi

Listing history 15 events

1. 2026-06-22
   days on market $89,000 Active 9 DOM
2. 2026-06-18
   days on market $89,000 Active 6 DOM
3. 2026-06-17
   days on market $89,000 Active 5 DOM
4. 2026-06-16
   days on market $89,000 Active 4 DOM
5. 2026-06-15
   days on market $89,000 Active 3 DOM
6. 2026-06-13
   remarks 655-char remark
7. 2026-06-13
   pricedays on marketlisting id $89,000 Active 1 DOM
8. 2026-05-31
   days on market $95,000 Active 67 DOM
9. 2026-05-30
   days on market $95,000 Active 66 DOM
10. 2026-04-26
    status Active 578-char remark
11. 2026-03-31
    status Pending 578-char remark
12. 2026-02-28
    status Active 578-char remark
13. 2026-01-17
    status Pending 578-char remark
14. 2026-01-17
    listed $95,000 Active 578-char remark
15. 2008-07-02
    soldstatus $32,300

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,217 · $101/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $31,284
• − Mortgage interest: −$4,985
• − Property taxes: −$1,217
• − Insurance: −$445
• − Repairs & maintenance: −$2,503
• − Management: −$2,503
• − Depreciation: −$2,589
• Taxable income: $17,042
• Est. tax owed @ 24.0%: −$4,090
• After-tax cash flow: $13,362/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

+175.5% since first listed

2 events — show timeline

• 2026-06-11 Listed $89,000 CBOR
• 2008-07-02 Sold (Public Records) $32,300 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,217 · +0.0% YoY. Source: county tax records.