4023 6th Ave · Columbus, GA 31904

$75,000

2 bd · 1.0 ba · 725 sqft · SingleFamily public records · 227 Days on market

Built 1943 $103/sqft · 36% above area Est $55k · 36% over

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is part of a package sale that includes four properties and must be sold with all properties together. This unit is a 2BR, 1BA home that has a stable tenant since Aug 2019

Key facts

• Listed 227 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($917 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.6% 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); Double Churches Middle School (math 15% / reading 23%, grade F, #368 of 470 statewide, top 79%, 413 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 11% at this address vs 26% district-wide (-14 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 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 1943 — 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: 1.22% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (median comp): $55,103
• List price: $75,000
• Delta: 36.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3918 Maple Cir	0.07mi	2/1.0	725 (0%)	16mo	$41,183	$57	84
421 Wilton St	0.12mi	2/1.0	725 (0%)	19mo	$82,500	$114	79
727 Apex Rd	0.24mi	2/1.0	791 (+9%)	10mo	$42,800	$54	66

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $2,945
• Equity at exit: $11,183

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $22,095
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $917 high
• Mortgage (P&I): −$393
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $237

Break-even live

Break-even rent $617

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $279	-5% $258	+0% $237	+5% $215	+10% $194
Rent	-10% $164	-5% $200	+0% $237	+5% $273	+10% $309
Rate	-1.0pp $274	-0.5pp $256	base $237	+0.5pp $217	+1.0pp $197

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1051 43rd St Apt D Columbus, GA	1.0	1.0	600	$750	$1.25	45d	1	0.49mi
617 32nd St Columbus, GA	2.0	1.0	600	$650	$1.08	15d	1	0.53mi
608 32nd St Columbus, GA	1.0	1.0	644	$650	$1.01	15d	1	0.56mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	45d	1	1.34mi
3011 18th Ave Apt D Columbus, GA	1.0	1.0	450	$650	$1.44	45d	1	1.34mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	22d	1	1.36mi
2703 17th Ave Unit B Columbus, GA	1.0	1.0	644	$700	$1.09	45d	1	1.36mi
4402 Riverchase Dr Phenix City, AL	1.0–3.0	1.0–2.0	1078	$1,538	$1.43	15d	21	1.38mi

Listing history 20 events

1. 2026-06-22
   days on market $75,000 Active 227 DOM
2. 2026-06-18
   days on market $75,000 Active 224 DOM
3. 2026-06-17
   days on market $75,000 Active 223 DOM
4. 2026-06-16
   days on market $75,000 Active 222 DOM
5. 2026-06-15
   days on market $75,000 Active 221 DOM
6. 2026-06-14
   days on market $75,000 Active 219 DOM
7. 2026-06-13
   days on market $75,000 Active 218 DOM
8. 2026-06-10
   days on market $75,000 Active 216 DOM
9. 2026-06-09
   days on market $75,000 Active 215 DOM
10. 2026-06-08
    days on market $75,000 Active 214 DOM
11. 2026-06-07
    days on market $75,000 Active 213 DOM
12. 2026-06-05
    days on market $75,000 Active 210 DOM
13. 2026-06-03
    days on market $75,000 Active 209 DOM
14. 2026-06-02
    days on market $75,000 Active 208 DOM
15. 2026-06-01
    days on market $75,000 Active 207 DOM
16. 2026-05-31
    days on market $75,000 Active 206 DOM
17. 2026-05-30
    days on market $75,000 Active 205 DOM
18. 2025-11-06
    listed $75,000 Active 185-char remark

    Show marketing remark (185 chars)

    This property is part of a package sale that includes four properties and must be sold with all properties together. This unit is a 2BR, 1BA home that has a stable tenant since Aug 2019

19. 2009-09-29
    soldstatus $55,000
20. 2005-07-01
    soldstatus $29,000

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $757 · $63/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: $11,000
• − Mortgage interest: −$4,201
• − Property taxes: −$757
• − Insurance: −$375
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$2,182
• Taxable income: $1,725
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $2,425/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

+158.6% since first listed

3 events — show timeline

• 2025-11-06 Listed $75,000 CBOR
• 2009-09-29 Sold (Public Records) $55,000 Public Records
• 2005-07-01 Sold (Public Records) $29,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $757 · +0.0% YoY. Source: county tax records.