3015 Hendrix St · Columbus, GA 31903

$90,000

4 bd · 2.0 ba · 1,337 sqft · SingleFamily public records · 221 Days on market

Built 1955 0.25 ac lot Est $124k · 28% under ↓ 10% since listing

---

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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Listing remarks MLS

Great investment opportunity! This 3 bed 2 bath home with sun room/ exercise room, covered porch, recently re-tiled showers and stainless appliances offer so much potential. The yard was once magnificently landscaped and could be brought back to its former glory! Single owner home with newer A/C unit. This home would make a great rental or first time home with just a little bit of TLC! Tons of potential just waiting for you to put your own touch on it. Reach out to listing agent today to set up your showings!

Key facts

• 0.25 acre lot
• Listed 221 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+1.8%/yr); 100 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 43% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 1.8% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.29% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.39%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $124,341
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3018 Plantation Rd	0.22mi	3/1.0 (-1)	1,280 (-4%)	1mo	$62,900	$49	72
2058 Somerset Ave	0.29mi	3/1.0 (-1)	1,251 (-6%)	0mo	$125,000	$100	67
1818 Somerset Ave	0.55mi	4/2.0	1,400 (+5%)	3mo	$131,000	$94	64
3009 Plantation Rd	0.25mi	3/1.0 (-1)	1,233 (-8%)	6mo	$118,000	$96	61
2841 Hawthorne Dr	0.64mi	3/2.0 (-1)	1,288 (-4%)	4mo	$70,000	$54	56
2317 Sharon Ave	0.68mi	4/2.0	1,246 (-7%)	5mo	$108,000	$87	53
2254 S Lumpkin Rd	0.27mi	3/1.0 (-1)	1,158 (-13%)	4mo	$65,000	$56	52
2720 Broadmoor Dr	0.48mi	3/1.0 (-1)	1,254 (-6%)	8mo	$116,000	$93	51
3021 Emory St	0.52mi	4/2.0	1,502 (+12%)	8mo	$95,000	$63	49
2505 Broadmoor Dr	0.63mi	3/1.0 (-1)	1,437 (+8%)	2mo	$145,000	$101	48
2720 Wise St	0.49mi	3/1.0 (-1)	1,182 (-12%)	3mo	$110,250	$93	46
2942 Hawthorne Dr	0.67mi	3/1.0 (-1)	1,196 (-10%)	1mo	$139,200	$116	42

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $3,309
• Equity at exit: $13,419

10-year hold

• IRR: 11.8%
• Equity multiple: 1.88×
• Total profit: $22,257
• Equity at exit: $7,782

Cash invested: $25,200 (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: 100
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$472
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $302

Break-even live

Break-even rent $777

Max offer price $90,000

Occupancy floor 69%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	0.27mi
2840 Walker St Columbus, GA	3.0	1.0	1032	$975	$0.94	43d	1	0.51mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	13d	1	0.57mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	13d	1	0.59mi
2558 Rice St Columbus, GA	3.0	2.0	1618	$1,450	$0.90	13d	1	0.78mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	20d	1	0.90mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	13d	1	0.93mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	1.10mi
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	43d	1	1.28mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	43d	1	1.30mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$1,099	$1.02	13d	14	1.40mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	13d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $90,000 Active 221 DOM
2. 2026-06-17
   days on market $90,000 Active 220 DOM
3. 2026-06-16
   days on market $90,000 Active 219 DOM
4. 2026-06-15
   days on market $90,000 Active 218 DOM
5. 2026-06-14
   days on market $90,000 Active 216 DOM
6. 2026-06-13
   days on market $90,000 Active 215 DOM
7. 2026-06-10
   days on market $90,000 Active 213 DOM
8. 2026-06-09
   days on market $90,000 Active 212 DOM
9. 2026-06-08
   days on market $90,000 Active 211 DOM
10. 2026-06-07
    days on market $90,000 Active 210 DOM
11. 2026-06-05
    status $90,000 Active 207 DOM
12. 2026-03-30
    status Pending
13. 2025-11-11
    price $90,000
14. 2025-09-15
    status Active
15. 2025-09-05
    status Pending
16. 2025-08-25
    listed $95,000 Active
17. 2023-05-02
    soldstatus $80,000
18. 2023-04-28
    historical 514-char remark

    Show marketing remark (514 chars)

    Great investment opportunity! This 3 bed 2 bath home with sun room/ exercise room, covered porch, recently re-tiled showers and stainless appliances offer so much potential. The yard was once magnificently landscaped and could be brought back to its former glory! Single owner home with newer A/C unit. This home would make a great rental or first time home with just a little bit of TLC! Tons of potential just waiting for you to put your own touch on it. Reach out to listing agent today to set up your showings!

19. 2023-04-28
    soldstatus $80,000 Closed 514-char remark

    Show marketing remark (514 chars)

    Great investment opportunity! This 3 bed 2 bath home with sun room/ exercise room, covered porch, recently re-tiled showers and stainless appliances offer so much potential. The yard was once magnificently landscaped and could be brought back to its former glory! Single owner home with newer A/C unit. This home would make a great rental or first time home with just a little bit of TLC! Tons of potential just waiting for you to put your own touch on it. Reach out to listing agent today to set up your showings!

20. 2023-04-14
    status Pending 514-char remark

    Show marketing remark (514 chars)

    Great investment opportunity! This 3 bed 2 bath home with sun room/ exercise room, covered porch, recently re-tiled showers and stainless appliances offer so much potential. The yard was once magnificently landscaped and could be brought back to its former glory! Single owner home with newer A/C unit. This home would make a great rental or first time home with just a little bit of TLC! Tons of potential just waiting for you to put your own touch on it. Reach out to listing agent today to set up your showings!

21. 2023-03-17
    listed $100,000 Active 514-char remark

    Show marketing remark (514 chars)

    Great investment opportunity! This 3 bed 2 bath home with sun room/ exercise room, covered porch, recently re-tiled showers and stainless appliances offer so much potential. The yard was once magnificently landscaped and could be brought back to its former glory! Single owner home with newer A/C unit. This home would make a great rental or first time home with just a little bit of TLC! Tons of potential just waiting for you to put your own touch on it. Reach out to listing agent today to set up your showings!

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $1,253 · $104/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 7/10 Severe 78% 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: $13,913
• − Mortgage interest: −$5,041
• − Property taxes: −$1,253
• − Insurance: −$450
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,618
• Taxable income: $2,325
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $3,067/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

-10.0% since first listed

10 events — show timeline

• 2026-03-30 Pending — CBOR
• 2025-11-11 Price Changed $90,000 CBOR
• 2025-09-15 Relisted — CBOR
• 2025-09-05 Pending — CBOR
• 2025-08-25 Listed $95,000 CBOR
• 2023-05-02 Sold (Public Records) $80,000 Public Records
• 2023-04-28 Delisted — CBOR
• 2023-04-28 Sold (MLS) $80,000 CBOR
• 2023-04-14 Pending — CBOR
• 2023-03-17 Listed $100,000 CBOR

Property tax history

+55.1%/yr

Latest (2025): $1,253 · +0.0% YoY. Source: county tax records.