3212 6th Ave · Columbus, GA 31904

$35,000

2 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 29 Days on market

Built 1922 3,920 sqft lot $35/sqft · 60% below area ↓ 19% since listing

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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 MLS

Investment home with 3 bedrooms and 1 bath. Home needs renovations and multiple repairs. House is sold "As Is. "Property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility. Due to condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment".

Key facts

• Active restoration
• Central location
• 3,920 sq ft lot

Tags

• CENTRAL LOCATION
• ACTIVE RESTORATION
• CONVENIENT TO DOWNTOWN
• CONVENIENT TO NORTH COLUMBUS
• CONVENIENT TO FORT BENNING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story; Residential property; Zoned R1
• Construction: Frame construction
• Exterior features: Fenced yard; Level lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.6% 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; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $242 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.
• Current owner paid $18k; list at $35k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.00% ✓
• Cap rate: 26.64%
• Cash-on-cash: 72.67%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (median comp): $86,907
• List price: $35,000
• Delta: -54.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3018 4th Ave	0.21mi	2/1.0	962 (-4%)	2mo	$22,500	$23	82
305 40th St	0.50mi	2/1.0	1,092 (+8%)	3mo	$39,000	$36	60
1009 Neil Dr	0.65mi	2/1.5	1,052 (+5%)	1mo	$95,000	$90	59
3825 Oates Ave	0.36mi	2/1.0	864 (-14%)	0mo	$33,500	$39	59
7 29th St	0.54mi	3/1.0 (+1)	1,079 (+7%)	1mo	$35,000	$32	57
1010 Neil Dr	0.63mi	2/1.0	1,099 (+9%)	0mo	$35,500	$32	55
3701 4th Ave	0.30mi	3/2.0 (+1)	1,137 (+13%)	1mo	$178,000	$157	55
1126 30th St	0.57mi	3/2.0 (+1)	1,048 (+4%)	10mo	$125,000	$119	50
516 42nd St	0.55mi	2/1.0	1,100 (+9%)	12mo	$95,000	$86	49
3812 13th Ave	0.75mi	2/1.0	1,064 (+6%)	12mo	$77,500	$73	46
3978 Young Ave	0.74mi	2/1.0	864 (-14%)	3mo	$33,500	$39	40
2934 13th Ave	0.67mi	2/1.0	887 (-12%)	15mo	$95,000	$107	37

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: 72.4%
• Equity multiple: 4.28×
• Total profit: $32,180
• Equity at exit: $5,219

10-year hold

• IRR: 76.3%
• Equity multiple: 8.85×
• Total profit: $76,913
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,048 high
• Mortgage (P&I): −$184
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $593

Break-even live

Break-even rent $297

Max offer price $35,000

Occupancy floor 38%

Sensitivity live

Price	-10% $613	-5% $603	+0% $593	+5% $584	+10% $574
Rent	-10% $511	-5% $552	+0% $593	+5% $635	+10% $676
Rate	-1.0pp $611	-0.5pp $602	base $593	+0.5pp $584	+1.0pp $575

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	14d	1	0.07mi
3414 3rd Ave Columbus, GA	1.0	1.0	810	$850	$1.05	21d	1	0.22mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	14d	1	0.37mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	14d	1	0.47mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	44d	1	0.48mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	44d	1	0.48mi
4001 3rd Ave Unit A or B Columbus, GA	1.0	1.0	800	$750	$0.94	14d	1	0.49mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	21d	1	0.55mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	21d	1	0.60mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	44d	1	0.80mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	44d	1	0.85mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	44d	1	0.88mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	44d	1	0.89mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	21d	1	0.91mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	14d	1	0.91mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	44d	3	0.98mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	21d	1	0.99mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	44d	1	1.01mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	44d	1	1.14mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	44d	1	1.14mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	44d	1	1.23mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	44d	1	1.29mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	44d	1	1.30mi
2601 Cherokee Ave Unit 2 Columbus, GA	1.0	1.0	750	$750	$1.00	44d	1	1.32mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	14d	1	1.32mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	21d	1	1.39mi
1527 11th Ave Columbus, GA	2.0	1.0	850	$1,000	$1.18	21d	1	1.41mi
1815 17th Ave Apt 7 Columbus, GA	2.0	1.0	937	$1,040	$1.11	44d	1	1.42mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	14d	1	1.44mi
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	21d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $35,000 Active 29 DOM
2. 2026-06-17
   days on market $35,000 Active 28 DOM
3. 2026-06-16
   days on market $35,000 Active 27 DOM
4. 2026-06-15
   days on market $35,000 Active 26 DOM
5. 2026-06-14
   days on market $35,000 Active 24 DOM
6. 2026-06-13
   days on market $35,000 Active 23 DOM
7. 2026-06-10
   days on market $35,000 Active 21 DOM
8. 2026-06-09
   days on market $35,000 Active 20 DOM
9. 2026-06-08
   days on market $35,000 Active 19 DOM
10. 2026-06-07
    days on market $35,000 Active 18 DOM
11. 2026-06-05
    days on market $35,000 Active 15 DOM
12. 2026-06-03
    days on market $35,000 Active 14 DOM
13. 2026-06-02
    days on market $35,000 Active 13 DOM
14. 2026-06-01
    days on market $35,000 Active 12 DOM
15. 2026-05-31
    days on market $35,000 Active 11 DOM
16. 2026-05-30
    days on market $35,000 Active 10 DOM
17. 2026-04-24
    price $39,900 345-char remark
18. 2026-03-26
    listed $45,000 Active 345-char remark
19. 2022-08-18
    soldstatus $17,500 671-char remark

    Show marketing remark (671 chars)

    Investment home with 3 bedrooms and 1 bath. Home needs renovations and multiple repairs. House is sold "As Is. "Property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility. Due to condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment".

20. 2022-07-26
    listed $18,500 671-char remark

    Show marketing remark (671 chars)

    Investment home with 3 bedrooms and 1 bath. Home needs renovations and multiple repairs. House is sold "As Is. "Property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility. Due to condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment".

21. 2007-02-20
    soldstatus $43,000

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $439 · $37/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 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: $12,579
• − Mortgage interest: −$1,961
• − Property taxes: −$439
• − Insurance: −$175
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$1,018
• Taxable income: $6,974
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $5,448/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

-18.6% since first listed

5 events — show timeline

• 2026-05-20 Listed $35,000 CBOR
• 2026-04-24 Price Changed $39,900 CBOR
• 2022-08-18 Sold (MLS) $17,500 CBOR
• 2022-07-26 Listed $18,500 CBOR
• 2007-02-20 Sold (Public Records) $43,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $439 · +0.0% YoY. Source: county tax records.