1102 Calvin Ave · Columbus, GA 31903

$120,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 98 Days on market

Built 1948 9,583 sqft lot $126/sqft · 271% above area

---

Why this score? — see what drove the F 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 +10.9/30.0
• ARV discount +7.5/15.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully remodeled 3-bedroom, 2-bathroom property ideally located just minutes from Fort Benning. Situated on a desirable corner lot, this home with a fenced in yard offers both privacy and curb appeal.

Key facts

• Remodeled
• Curb appeal
• Corner lot

Tags

• REMODELED
• CORNER LOT
• FENCED IN YARD
• CURB APPEAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-53 ($-638/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (25.9% below list).
• Recommended offer: $89k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Columbus — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Dorothy Height Elementary School (math 3% / reading 9%, grade F, #1,154 of 1,228 statewide, top 94%, 500 students, 97% FRL); Baker Middle School (math 2% / reading 9%, grade F, #461 of 470 statewide, top 98%, 588 students, 97% FRL); Spencer High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 943 students, 97% 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 6% at this address vs 26% district-wide (-20 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 (+1.8%/yr); 105 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $830 of loan paydown is wiped out by about $4k 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 98 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $120k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $88,882 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 11.3

CMA / ARV

• ARV (median comp): $50,911
• List price: $120,000
• Delta: 135.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Brooks Rd	0.08mi	2/1.0	942 (-1%)	12mo	$25,000	$27	84
810 Winston Rd	0.30mi	2/1.0	1,008 (+6%)	5mo	$7,500	$7	72
909 Sheridan Ave	0.34mi	3/2.0 (+1)	984 (+3%)	10mo	$29,000	$29	62
917 Brooks Rd	0.21mi	2/1.0	858 (-10%)	14mo	$22,500	$26	62
716 Benning Dr	0.37mi	2/1.5	1,056 (+11%)	4mo	$53,300	$50	59
929 Winston Rd	0.20mi	3/2.0 (+1)	1,064 (+12%)	5mo	$105,000	$99	58
270 32nd Ave	0.66mi	2/1.0	1,053 (+11%)	3mo	$19,900	$19	49
1401 Clark Ave	0.58mi	3/1.0 (+1)	1,026 (+8%)	8mo	$110,000	$107	49
1417 Clark Ave	0.60mi	3/1.0 (+1)	1,016 (+7%)	9mo	$108,000	$106	48
2973 Hawthorne Dr	0.69mi	3/1.0 (+1)	1,014 (+6%)	4mo	$68,000	$67	48
1334 Foye Ave	0.70mi	2/1.0	925 (-3%)	23mo	$55,000	$59	44
1551 Bowman St	0.74mi	3/1.0 (+1)	1,014 (+6%)	16mo	$32,000	$32	36

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: -20.7%
• Equity multiple: 0.29×
• Total profit: $-23,906
• Equity at exit: $17,892

10-year hold

• IRR: -16.6%
• Equity multiple: 0.12×
• Total profit: $-29,486
• Equity at exit: $10,375

Cash invested: $33,600 (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: 105
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $889 high
• Mortgage (P&I): −$629
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $-53

Break-even live

Break-even rent $956

Max offer price $110,609

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-19	+0% $-53	+5% $-87	+10% $-121
Rent	-10% $-123	-5% $-88	+0% $-53	+5% $-18	+10% $17
Rate	-1.0pp $7	-0.5pp $-23	base $-53	+0.5pp $-84	+1.0pp $-116

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	45d	1	0.09mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	23d	1	0.10mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	15d	1	0.42mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$999	$0.93	15d	14	0.59mi
3217 Lee St Apt 1 Columbus, GA	2.0	1.0	688	$899	$1.31	45d	1	0.61mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	15d	1	0.62mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	15d	1	0.70mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$999	$0.91	15d	8	0.73mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	45d	1	0.96mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	45d	1	1.15mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$713	$0.59	23d	1	1.17mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	15d	1	1.18mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	45d	1	1.23mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	15d	6	1.29mi
497 Mellon St Columbus, GA	1.0	1.0	600	$600	$1.00	23d	1	1.31mi
2406 Dawson St #2 Columbus, GA	2.0	1.0	565	$700	$1.24	23d	1	1.31mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	45d	1	1.32mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$650	$0.92	15d	1	1.41mi
2220 Ticknor Dr Unit 9 Columbus, GA	1.0	1.0	706	$675	$0.96	15d	1	1.41mi
2220 Ticknor Dr Unit 1 Columbus, GA	1.0	1.0	706	$750	$1.06	23d	1	1.41mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$675	$0.96	45d	1	1.41mi
171 Munson Dr Columbus, GA	2.0	1.0	780	$800	$1.03	23d	1	1.44mi
214 23rd Ave Unit A Columbus, GA	1.0	1.0	640	$410	$0.64	15d	1	1.46mi
3053 Blan St Columbus, GA	2.0	1.0	868	$875	$1.01	15d	1	1.47mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	23d	1	1.48mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	45d	1	1.49mi

Listing history 27 events

1. 2026-06-22
   days on market $120,000 Active 98 DOM
2. 2026-06-18
   days on market $120,000 Active 95 DOM
3. 2026-06-17
   days on market $120,000 Active 94 DOM
4. 2026-06-16
   days on market $120,000 Active 93 DOM
5. 2026-06-15
   days on market $120,000 Active 92 DOM
6. 2026-06-14
   days on market $120,000 Active 90 DOM
7. 2026-06-13
   days on market $120,000 Active 89 DOM
8. 2026-06-10
   days on market $120,000 Active 87 DOM
9. 2026-06-09
   days on market $120,000 Active 86 DOM
10. 2026-06-08
    days on market $120,000 Active 85 DOM
11. 2026-06-07
    days on market $120,000 Active 84 DOM
12. 2026-06-05
    days on market $120,000 Active 81 DOM
13. 2026-06-03
    days on market $120,000 Active 80 DOM
14. 2026-06-02
    days on market $120,000 Active 79 DOM
15. 2026-06-01
    days on market $120,000 Active 78 DOM
16. 2026-05-31
    days on market $120,000 Active 77 DOM
17. 2026-05-30
    days on market $120,000 Active 76 DOM
18. 2026-05-17
    status Active 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this beautifully remodeled 3-bedroom, 2-bathroom property ideally located just minutes from Fort Benning. Situated on a desirable corner lot, this home with a fenced in yard offers both privacy and curb appeal.

19. 2026-05-17
    status Back On Market 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this beautifully remodeled 3-bedroom, 2-bathroom property ideally located just minutes from Fort Benning. Situated on a desirable corner lot, this home with a fenced in yard offers both privacy and curb appeal.

20. 2026-05-13
    status Under Contract 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this beautifully remodeled 3-bedroom, 2-bathroom property ideally located just minutes from Fort Benning. Situated on a desirable corner lot, this home with a fenced in yard offers both privacy and curb appeal.

21. 2026-05-13
    status Pending 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this beautifully remodeled 3-bedroom, 2-bathroom property ideally located just minutes from Fort Benning. Situated on a desirable corner lot, this home with a fenced in yard offers both privacy and curb appeal.

22. 2026-04-29
    price $120,000 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this beautifully remodeled 3-bedroom, 2-bathroom property ideally located just minutes from Fort Benning. Situated on a desirable corner lot, this home with a fenced in yard offers both privacy and curb appeal.

23. 2026-04-29
    price $120,000 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this beautifully remodeled 3-bedroom, 2-bathroom property ideally located just minutes from Fort Benning. Situated on a desirable corner lot, this home with a fenced in yard offers both privacy and curb appeal.

24. 2026-03-09
    listed $140,000 Active 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this beautifully remodeled 3-bedroom, 2-bathroom property ideally located just minutes from Fort Benning. Situated on a desirable corner lot, this home with a fenced in yard offers both privacy and curb appeal.

25. 2026-03-09
    listed $140,000 New 226-char remark

    Show marketing remark (226 chars)

    Welcome home to this beautifully remodeled 3-bedroom, 2-bathroom property ideally located just minutes from Fort Benning. Situated on a desirable corner lot, this home with a fenced in yard offers both privacy and curb appeal.

26. 2021-11-10
    soldstatus $27,000
27. 2021-08-19
    listed $27,900

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$192/yr (+$16/mo · 21.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $10,666
• − Mortgage interest: −$6,722
• − Property taxes: −$912
• − Insurance: −$600
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$3,491
• Taxable loss: −$2,766
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $26/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

+330.1% since first listed

10 events — show timeline

• 2026-05-17 Relisted — CBOR
• 2026-05-17 Relisted — GAMLS
• 2026-05-13 Pending — GAMLS
• 2026-05-13 Pending — CBOR
• 2026-04-29 Price Changed $120,000 CBOR
• 2026-04-29 Price Changed $120,000 GAMLS
• 2026-03-09 Listed $140,000 CBOR
• 2026-03-09 Listed $140,000 GAMLS
• 2021-11-10 Sold (MLS) $27,000 CBOR
• 2021-08-19 Listed $27,900 CBOR

Property tax history

+7.4%/yr

Latest (2025): $912 · +64.8% YoY. Source: county tax records.