5106 Kolb Ave · Columbus, GA 31904

$39,000

4 bd · 1.0 ba · 984 sqft · SingleFamily public records · 48 Days on market

Built 1944 7,841 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
• 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

Value Add SFH. Currently being rented at $580/per month. Can be sold separately or bundled with SF properties located in (2917 13th Ave & 3825 Oates Ave) . No interior photos. Property can only be shown during DD. Property is currently under property management. Please DO NOT disturb the tenants. Minutes from downtown, Veterans, and major highways.

Key facts

• Major highways
• 7,841 sq ft lot
• Listed 48 days

Tags

• MINUTES FROM DOWNTOWN
• MAJOR HIGHWAYS

🏷️ Possibly a rental listed for sale. The $39,000 price doesn't fit this home's estimated sale value (~$130,872) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.6% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.70% ✓
• Cap rate: 32.59%
• Cash-on-cash: 93.90%
• DSCR: 5.18
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $130,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5043 Thomason Ave	0.29mi	3/1.0 (-1)	950 (-4%)	4mo	$135,000	$142	72
1031 E Crockett Dr	0.14mi	3/1.0 (-1)	1,075 (+9%)	3mo	$139,900	$130	70
1037 E Crockett Dr	0.13mi	3/2.0 (-1)	1,075 (+9%)	5mo	$142,200	$132	65
5110 11th Ave	0.08mi	3/2.0 (-1)	1,120 (+14%)	2mo	$179,900	$161	63
713 Turner Rd	0.50mi	3/1.0 (-1)	1,056 (+7%)	1mo	$158,000	$150	59
4803 19th Ave	0.68mi	3/1.5 (-1)	975 (-1%)	8mo	$130,000	$133	53
4717 16th Ave	0.53mi	3/1.0 (-1)	1,064 (+8%)	6mo	$78,000	$73	52
4714 18th Ave	0.65mi	3/1.0 (-1)	1,040 (+6%)	5mo	$114,000	$110	51
1023 Maridele Dr	0.35mi	3/2.0 (-1)	1,085 (+10%)	11mo	$170,000	$157	48
5438 Maltese Dr	0.58mi	3/2.0 (-1)	1,055 (+7%)	14mo	$160,000	$152	40
1113 Steve Mar Dr	0.64mi	3/1.0 (-1)	875 (-11%)	12mo	$111,375	$127	37
5462 Richmond Ave	0.67mi	3/1.0 (-1)	1,131 (+15%)	8mo	$150,000	$133	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: 94.8%
• Equity multiple: 5.41×
• Total profit: $48,194
• Equity at exit: $5,815

10-year hold

• IRR: 97.6%
• Equity multiple: 11.29×
• Total profit: $112,414
• Equity at exit: $3,372

Cash invested: $10,920 (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: 327
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$205
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $855

Break-even live

Break-even rent $362

Max offer price $39,000

Occupancy floor 36%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1061 54th St Columbus, GA	3.0	1.0	1005	$1,100	$1.09	21d	1	0.52mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	43d	1	0.87mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	21d	1	0.97mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	13d	1	1.16mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	13d	1	1.25mi

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   price $39,000
3. 2026-03-10
   listed $49,900 Active
4. 2022-01-07
   soldstatus $780,000

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $783 · $65/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 · 18 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: $17,324
• − Mortgage interest: −$2,185
• − Property taxes: −$783
• − Insurance: −$195
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$1,135
• Taxable income: $10,255
• Est. tax owed @ 24.0%: −$2,461
• After-tax cash flow: $7,793/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

-95.0% since first listed

4 events — show timeline

• 2026-04-27 Pending — CBOR
• 2026-04-23 Price Changed $39,000 CBOR
• 2026-03-10 Listed $49,900 CBOR
• 2022-01-07 Sold (Public Records) $780,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $783 · +0.0% YoY. Source: county tax records.