4422 Oates Ave · Columbus, GA 31904

$99,990

2 bd · 1.0 ba · 699 sqft · SingleFamily public records · 57 Days on market

Built 1936 7,405 sqft lot $143/sqft · 58% above area Est $126k · 21% under ↓ 39% since listing

---

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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.3/10.0
• 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

Listing remarks MLS

Welcome to Oates Avenue—an excellent opportunity to step into a fully renovated home in a centrally located area of Columbus. Whether you're looking for a place to call home or a property with strong potential, this one is ready for you. Inside, the home has been updated throughout, featuring new flooring, cabinetry, fixtures, fresh paint, and updated appliances. The layout offers a comfortable flow with refreshed living spaces designed for everyday living. Outside, you'll find dedicated parking and a spacious backyard, providing room to relax, entertain, or create your own outdoor setup. Conveniently located near Manchester Expressway, this home puts you close to shopping, dining, and everyday essentials. You're also just minutes from the Riverwalk and Uptown Columbus, offering easy access to outdoor activities, entertainment, and local events. Additional Features: Fully renovated interior Updated flooring, cabinetry, and fixtures New appliances Fresh interior paint All new electrical and plumbing, new hvac system Private parking Large backyard Convenient access to Manchester Expressway Minutes from Riverwalk and Uptown Columbus This is a great opportunity to own a move-in ready home in a growing area—schedule your showing today.

Key facts

• Fully renovated home
• New appliances
• Updated flooring

Tags

• FULLY RENOVATED HOME
• UPDATED FLOORING
• UPDATED CABINETRY
• UPDATED FIXTURES
• NEW APPLIANCES
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $54 ($649/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (6.8% below list).
• Recommended offer: $93k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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+, 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent is only 17% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $692 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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $93,141 (6.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 0.93% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $126,411
• List price: $99,990
• Delta: -20.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Wilton St	0.32mi	2/1.0	725 (+4%)	18mo	$82,500	$114	63
3918 Maple Cir	0.39mi	2/1.0	725 (+4%)	16mo	$41,183	$57	62
727 Apex Rd	0.50mi	2/1.0	791 (+13%)	9mo	$42,800	$54	47

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-12,710
• Equity at exit: $14,909

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-6,441
• Equity at exit: $8,645

Cash invested: $27,997 (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: 8.9×

Monthly cashflow live

• Estimated rent: $931 high
• Mortgage (P&I): −$524
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $54

Break-even live

Break-even rent $863

Max offer price $99,990

Occupancy floor 89%

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	44d	1	0.38mi
617 32nd St Columbus, GA	2.0	1.0	600	$650	$1.08	13d	1	0.80mi
608 32nd St Columbus, GA	1.0	1.0	644	$650	$1.01	13d	1	0.84mi
4402 Riverchase Dr Phenix City, AL	1.0–3.0	1.0–2.0	1078	$1,538	$1.43	13d	21	1.29mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	44d	1	1.47mi
3011 18th Ave Apt D Columbus, GA	1.0	1.0	450	$650	$1.44	44d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $99,990 Active 57 DOM
2. 2026-06-17
   days on market $99,990 Active 56 DOM
3. 2026-06-16
   days on market $99,990 Active 55 DOM
4. 2026-06-15
   days on market $99,990 Active 54 DOM
5. 2026-06-14
   days on market $99,990 Active 52 DOM
6. 2026-06-13
   days on market $99,990 Active 51 DOM
7. 2026-06-10
   days on market $99,990 Active 49 DOM
8. 2026-06-09
   days on market $99,990 Active 48 DOM
9. 2026-06-08
   days on market $99,990 Active 47 DOM
10. 2026-06-07
    days on market $99,990 Active 46 DOM
11. 2026-06-05
    days on market $99,990 Active 43 DOM
12. 2026-06-03
    days on market $99,990 Active 42 DOM
13. 2026-06-02
    days on market $99,990 Active 41 DOM
14. 2026-06-01
    days on market $99,990 Active 40 DOM
15. 2026-05-31
    days on market $99,990 Active 39 DOM
16. 2026-05-30
    days on market $99,990 Active 38 DOM
17. 2026-04-26
    listed $99,990 Active 1281-char remark

    Show marketing remark (1281 chars)

    Welcome to Oates Avenue—an excellent opportunity to step into a fully renovated home in a centrally located area of Columbus. Whether you're looking for a place to call home or a property with strong potential, this one is ready for you. Inside, the home has been updated throughout, featuring new flooring, cabinetry, fixtures, fresh paint, and updated appliances. The layout offers a comfortable flow with refreshed living spaces designed for everyday living. Outside, you'll find dedicated parking and a spacious backyard, providing room to relax, entertain, or create your own outdoor setup. Conveniently located near Manchester Expressway, this home puts you close to shopping, dining, and everyday essentials. You're also just minutes from the Riverwalk and Uptown Columbus, offering easy access to outdoor activities, entertainment, and local events. Additional Features: Fully renovated interior Updated flooring, cabinetry, and fixtures New appliances Fresh interior paint All new electrical and plumbing, new hvac system Private parking Large backyard Convenient access to Manchester Expressway Minutes from Riverwalk and Uptown Columbus This is a great opportunity to own a move-in ready home in a growing area—schedule your showing today.

18. 2026-03-30
    listed $99,990 Active 1263-char remark

    Show marketing remark (1263 chars)

    Welcome to Oates Avenue—an excellent opportunity to step into a fully renovated home in a centrally located area of Columbus. Whether you're looking for a place to call home or a property with strong potential, this one is ready for you. Inside, the home has been updated throughout, featuring new flooring, cabinetry, fixtures, fresh paint, and updated appliances. The layout offers a comfortable flow with refreshed living spaces designed for everyday living. Outside, you'll find dedicated parking and a spacious backyard, providing room to relax, entertain, or create your own outdoor setup. Conveniently located near Manchester Expressway, this home puts you close to shopping, dining, and everyday essentials. You're also just minutes from the Riverwalk and Uptown Columbus, offering easy access to outdoor activities, entertainment, and local events. Additional Features: Fully renovated interior Updated flooring, cabinetry, and fixtures New appliances Fresh interior paint All new electrical and plumbing, new hvac system Private parking Large backyard Convenient access to Manchester Expressway Minutes from Riverwalk and Uptown Columbus This is a great opportunity to own a move-in ready home in a growing area—schedule your showing today.

19. 2026-03-26
    listed $99,990 New
20. 2026-03-17
    historical
21. 2026-03-17
    historical
22. 2025-11-22
    price $119,000
23. 2025-11-22
    price $119,000
24. 2025-11-18
    listed $119,000 New
25. 2025-11-18
    listed $139,900 Active
26. 2025-09-13
    historical
27. 2025-09-13
    historical
28. 2025-06-19
    listed $165,000 Active
29. 2025-06-18
    price $165,000
30. 2025-06-13
    historical
31. 2025-06-13
    listed $165,000 New

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $1,388 · $116/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 76% 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: $11,177
• − Mortgage interest: −$5,601
• − Property taxes: −$1,388
• − Insurance: −$500
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$2,909
• Taxable loss: −$1,009
• Est. tax savings @ 24.0%: +$242
• After-tax cash flow: $892/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

-39.4% since first listed

15 events — show timeline

• 2026-04-26 Listed $99,990 EABOR
• 2026-03-30 Listed $99,990 CBOR
• 2026-03-26 Listed $99,990 GAMLS
• 2026-03-17 Listing Removed — FMLS
• 2026-03-17 Listing Removed — GAMLS
• 2025-11-22 Price Changed $119,000 CBOR
• 2025-11-22 Price Changed $119,000 FMLS
• 2025-11-18 Listed $139,900 FMLS
• 2025-11-18 Listed $119,000 GAMLS
• 2025-09-13 Listing Removed — FMLS
• 2025-09-13 Listing Removed — GAMLS
• 2025-06-19 Listed $165,000 FMLS
• 2025-06-18 Price Changed $165,000 FMLS
• 2025-06-13 Coming Soon — FMLS
• 2025-06-13 Listed $165,000 GAMLS

Property tax history

+18.6%/yr

Latest (2025): $1,388 · +21.9% YoY. Source: county tax records.