2313 Dorothy Ave · Columbus, GA 31903

$95,995

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 180 Days on market

Built 1957 $82/sqft · 6% below area Est $102k · 6% under

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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 +23.2/30.0
• ARV discount +10.2/15.0
• DSCR +7.5/10.0
• 1% rule +5.3/10.0
• 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

Tenant occupied please Do Not Disturb. Welcome to 2313 Dorothy Ave, A 3 bedroom, 1 bathroom home with approximately 1,168 square feet of living space. This property has several recent updates and is well-suited for a first-time homebuyer or an investor. The interior features new flooring in the main living areas, while the kitchen and bathroom have been updated and the stove will remain with the sale. The bathroom sink has been updated, and the bedrooms have fresh paint make the spaces move-in ready. Other recent upgrades include an updated thermostat, new light fixtures throughout the home, and a freshly painted interior. The HVAC system has also been serviced, providing peace of mind for the new owner. Outside, the home offers a large, fenced-in backyard, providing space for pets, outdoor activities and convenient location, this property is a practical choice for buyers looking for a home that is ready for occupancy without major repairs or renovations.

Key facts

• Updated thermostat
• New flooring
• Updated kitchen

Tags

• NEW FLOORING
• UPDATED KITCHEN
• UPDATED BATHROOM
• UPDATED THERMOSTAT
• NEW LIGHT FIXTURES
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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+, 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: Key Elementary School (math 2% / reading 12%, grade F, #1,144 of 1,228 statewide, top 94%, 308 students, 97% FRL); Eddy Middle School (math 4% / reading 11%, grade F, #447 of 470 statewide, top 95%, 413 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 7% at this address vs 26% district-wide (-19 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); 100 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $663 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 180 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $53k; list at $96k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $84,475 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1957 — 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: 1.03% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (median comp): $102,175
• List price: $95,995
• Delta: -6.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2720 Wise St	0.17mi	3/1.0	1,182 (+1%)	3mo	$110,250	$93	88
2309 Ginny Ave	0.07mi	3/1.0	1,082 (-7%)	1mo	$62,000	$57	84
2408 Cornell Ave	0.26mi	3/1.0	1,118 (-4%)	1mo	$62,000	$55	80
2720 Broadmoor Dr	0.10mi	3/1.0	1,254 (+7%)	8mo	$116,000	$93	76
2608 Walker St	0.26mi	3/1.0	1,054 (-10%)	2mo	$75,000	$71	70
2317 Sharon Ave	0.19mi	4/2.0 (+1)	1,246 (+7%)	5mo	$108,000	$87	67
2715 S Rice St	0.31mi	3/1.0	1,080 (-8%)	8mo	$100,000	$93	66
2254 S Lumpkin Rd	0.69mi	3/1.0	1,158 (-1%)	4mo	$65,000	$56	63
2848 Blan St	0.29mi	3/1.0	1,054 (-10%)	9mo	$116,000	$110	63
3008 Blan St	0.45mi	3/1.0	1,054 (-10%)	2mo	$62,000	$59	61
3009 Plantation Rd	0.63mi	3/1.0	1,233 (+6%)	6mo	$118,000	$96	56
3018 Plantation Rd	0.63mi	3/1.0	1,280 (+10%)	1mo	$62,900	$49	54

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-5,604
• Equity at exit: $14,313

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $4,717
• Equity at exit: $8,300

Cash invested: $26,879 (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: 8.1×

Monthly cashflow live

• Estimated rent: $992 high
• Mortgage (P&I): −$503
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $175

Break-even live

Break-even rent $770

Max offer price $95,995

Occupancy floor 77%

Sensitivity live

Price	-10% $229	-5% $202	+0% $175	+5% $148	+10% $120
Rent	-10% $96	-5% $136	+0% $175	+5% $214	+10% $253
Rate	-1.0pp $223	-0.5pp $199	base $175	+0.5pp $150	+1.0pp $125

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: $23,999
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2231 Cornell Ave Columbus, GA	2.0	1.0	858	$950	$1.11	22d	1	0.22mi
2840 Walker St Columbus, GA	3.0	1.0	1032	$975	$0.94	45d	1	0.37mi
2550 Wedgefield Ct Columbus, GA	2.0	2.0	1100	$788	$0.72	15d	1	0.44mi
3014 Drake St Columbus, GA	2.0	1.0	858	$950	$1.11	45d	1	0.46mi
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	45d	1	0.53mi
3053 Blan St Columbus, GA	2.0	1.0	868	$875	$1.01	15d	1	0.57mi
2329 S Lumpkin Rd Columbus, GA	2.0	1.0	816	$850	$1.04	45d	1	0.64mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	15d	1	0.71mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	15d	1	0.72mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	45d	1	0.78mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	15d	1	0.92mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	15d	1	1.00mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	45d	1	1.29mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	15d	1	1.29mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	22d	1	1.33mi

Listing history 34 events

1. 2026-06-18
   days on market $95,995 Active 180 DOM
2. 2026-06-17
   days on market $95,995 Active 179 DOM
3. 2026-06-16
   days on market $95,995 Active 178 DOM
4. 2026-06-15
   days on market $95,995 Active 177 DOM
5. 2026-06-14
   days on market $95,995 Active 175 DOM
6. 2026-06-13
   days on market $95,995 Active 174 DOM
7. 2026-06-10
   days on market $95,995 Active 172 DOM
8. 2026-06-09
   days on market $95,995 Active 171 DOM
9. 2026-06-08
   days on market $95,995 Active 170 DOM
10. 2026-06-07
    days on market $95,995 Active 169 DOM
11. 2026-06-05
    days on market $95,995 Active 166 DOM
12. 2026-06-03
    days on market $95,995 Active 165 DOM
13. 2026-06-02
    days on market $95,995 Active 164 DOM
14. 2026-06-01
    days on market $95,995 Active 163 DOM
15. 2026-05-31
    days on market $95,995 Active 162 DOM
16. 2026-05-30
    days on market $95,995 Active 161 DOM
17. 2025-12-19
    listed $95,995 Active 971-char remark

    Show marketing remark (971 chars)

    Tenant occupied please Do Not Disturb. Welcome to 2313 Dorothy Ave, A 3 bedroom, 1 bathroom home with approximately 1,168 square feet of living space. This property has several recent updates and is well-suited for a first-time homebuyer or an investor. The interior features new flooring in the main living areas, while the kitchen and bathroom have been updated and the stove will remain with the sale. The bathroom sink has been updated, and the bedrooms have fresh paint make the spaces move-in ready. Other recent upgrades include an updated thermostat, new light fixtures throughout the home, and a freshly painted interior. The HVAC system has also been serviced, providing peace of mind for the new owner. Outside, the home offers a large, fenced-in backyard, providing space for pets, outdoor activities and convenient location, this property is a practical choice for buyers looking for a home that is ready for occupancy without major repairs or renovations.

18. 2025-12-09
    historical
19. 2025-12-09
    historical
20. 2025-10-10
    price $89,995
21. 2025-10-10
    price $89,995
22. 2025-07-01
    price $99,000
23. 2025-07-01
    price $99,000
24. 2025-03-17
    price $105,999
25. 2025-03-17
    price $105,999
26. 2025-02-20
    price $102,995
27. 2025-02-20
    price $102,995
28. 2024-12-13
    listed $107,999 New
29. 2024-12-13
    listed $107,999 Active
30. 2023-11-29
    historical
31. 2023-10-15
    listed $99,000 New
32. 2023-07-08
    status Pending
33. 2023-06-29
    soldstatus $53,000 Closed
34. 2023-06-29
    listed $53,000 Active

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $883 · $74/mo
• Expected delta: +$100/yr (+$8/mo · 12.8%)

ⓘ 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 2/10 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: $11,901
• − Mortgage interest: −$5,377
• − Property taxes: −$783
• − Insurance: −$480
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$2,793
• Taxable income: $564
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $1,962/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

+81.1% since first listed

18 events — show timeline

• 2025-12-19 Listed $95,995 Fizber.com
• 2025-12-09 Listing Removed — FMLS
• 2025-12-09 Listing Removed — GAMLS
• 2025-10-10 Price Changed $89,995 GAMLS
• 2025-10-10 Price Changed $89,995 FMLS
• 2025-07-01 Price Changed $99,000 GAMLS
• 2025-07-01 Price Changed $99,000 FMLS
• 2025-03-17 Price Changed $105,999 FMLS
• 2025-03-17 Price Changed $105,999 GAMLS
• 2025-02-20 Price Changed $102,995 GAMLS
• 2025-02-20 Price Changed $102,995 FMLS
• 2024-12-13 Listed $107,999 FMLS
• 2024-12-13 Listed $107,999 GAMLS
• 2023-11-29 Listing Removed — GAMLS
• 2023-10-15 Listed $99,000 GAMLS
• 2023-07-08 Pending — CBOR
• 2023-06-29 Listed $53,000 CBOR
• 2023-06-29 Sold (MLS) $53,000 CBOR

Property tax history

+14.0%/yr

Latest (2025): $783 · +0.0% YoY. Source: county tax records.