4312 Old Macon Rd #56 · Columbus, GA 31907

$87,500

2 bd · 1.5 ba · 1,120 sqft · Condo public records · 105 Days on market

Built 1972 $78/sqft · 13% below area Est $101k · 13% under

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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 +29.9/30.0
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just off Macon Road! This fully renovated 2BR/1.5BA townhome-style condo features floating interior lights, stainless steel appliances, granite countertops, LVP flooring, & brand washer/dryer included. Enjoy low-maintenance living with a $175 HOA covering water and lawn care. Minutes from CSU, shopping, and dining. SOLD AS IS — great opportunity! AI staging

Key facts

• Lvp flooring
• Granite countertops
• 0.45 acre lot

Tags

• FLOATING INTERIOR LIGHTS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LVP FLOORING
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 fast (+4.8%/yr); 256 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $605 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $28k; list at $88k implies a 218% gain — meaningful room to come down on a strong offer.

Recommended offer $79,625 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

• ARV (median comp): $100,939
• List price: $87,500
• Delta: -13.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $8,672
• Equity at exit: $13,047

10-year hold

• IRR: 19.5%
• Equity multiple: 2.77×
• Total profit: $43,400
• Equity at exit: $7,565

Cash invested: $24,500 (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 31907

• Rents YoY: 4.8%
• Active inventory: 256
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$459
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$36
• HOA est. from 3 same-building comps: −$16
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $325

Break-even live

Break-even rent $745

Max offer price $87,500

Occupancy floor 67%

Sensitivity live

Price	-10% $374	-5% $350	+0% $325	+5% $300	+10% $275
Rent	-10% $233	-5% $279	+0% $325	+5% $370	+10% $416
Rate	-1.0pp $369	-0.5pp $347	base $325	+0.5pp $302	+1.0pp $279

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4312 Old Macon Rd #42 Columbus, GA	2.0	1.5	1120	$1,100	$0.98	21d	1	0.01mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	21d	1	0.21mi
4254 Fort St Columbus, GA	2.0	1.0	961	$900	$0.94	45d	1	0.21mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	44d	1	0.29mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	21d	1	0.33mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	14d	1	0.48mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	21d	1	0.58mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	44d	1	0.69mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	44d	1	0.84mi
3931 Dexter Dr Columbus, GA	2.0	1.0	1156	$850	$0.74	21d	1	0.86mi
3930 Fairview Dr Columbus, GA	2.0	1.0	1104	$1,350	$1.22	44d	1	0.88mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	21d	1	0.89mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	14d	1	0.91mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	21d	1	0.95mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	44d	1	1.09mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	21d	1	1.11mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	14d	1	1.16mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	21d	1	1.21mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	44d	1	1.21mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	14d	1	1.21mi
3111 Avon Dr Columbus, GA	2.0	1.5	1116	$1,100	$0.99	14d	1	1.25mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	44d	1	1.25mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	14d	1	1.29mi
3828 Anglin Ct Columbus, GA	3.0	2.0	1477	$1,700	$1.15	21d	1	1.32mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	21d	1	1.36mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	21d	1	1.37mi
3227 Urban Ave Columbus, GA	3.0	1.0	1332	$975	$0.73	21d	1	1.41mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	44d	1	1.44mi
3828 Reese Rd Columbus, GA	3.0	2.0	1107	$2,450	$2.21	44d	1	1.47mi
4419 Anglin Rd Columbus, GA	3.0	2.0	1039	$1,650	$1.59	14d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $87,500 Active 105 DOM
2. 2026-06-17
   days on market $87,500 Active 104 DOM
3. 2026-06-16
   days on market $87,500 Active 103 DOM
4. 2026-06-15
   days on market $87,500 Active 102 DOM
5. 2026-06-14
   days on market $87,500 Active 100 DOM
6. 2026-06-13
   days on market $87,500 Active 99 DOM
7. 2026-06-10
   days on market $87,500 Active 97 DOM
8. 2026-06-09
   days on market $87,500 Active 96 DOM
9. 2026-06-08
   days on market $87,500 Active 95 DOM
10. 2026-06-07
    days on market $87,500 Active 94 DOM
11. 2026-06-05
    days on market $87,500 Active 91 DOM
12. 2026-06-03
    days on market $87,500 Active 90 DOM
13. 2026-06-02
    days on market $87,500 Active 89 DOM
14. 2026-06-01
    days on market $87,500 Active 88 DOM
15. 2026-05-31
    days on market $87,500 Active 87 DOM
16. 2026-05-30
    days on market $87,500 Active 86 DOM
17. 2026-03-25
    status Active 370-char remark

    Show marketing remark (370 chars)

    Just off Macon Road! This fully renovated 2BR/1.5BA townhome-style condo features floating interior lights, stainless steel appliances, granite countertops, LVP flooring, & brand washer/dryer included. Enjoy low-maintenance living with a $175 HOA covering water and lawn care. Minutes from CSU, shopping, and dining. SOLD AS IS — great opportunity! AI staging

18. 2026-03-14
    status Pending 370-char remark

    Show marketing remark (370 chars)

    Just off Macon Road! This fully renovated 2BR/1.5BA townhome-style condo features floating interior lights, stainless steel appliances, granite countertops, LVP flooring, & brand washer/dryer included. Enjoy low-maintenance living with a $175 HOA covering water and lawn care. Minutes from CSU, shopping, and dining. SOLD AS IS — great opportunity! AI staging

19. 2026-02-22
    listed $87,500 Active 370-char remark

    Show marketing remark (370 chars)

    Just off Macon Road! This fully renovated 2BR/1.5BA townhome-style condo features floating interior lights, stainless steel appliances, granite countertops, LVP flooring, & brand washer/dryer included. Enjoy low-maintenance living with a $175 HOA covering water and lawn care. Minutes from CSU, shopping, and dining. SOLD AS IS — great opportunity! AI staging

20. 2025-06-05
    soldstatus $27,500
21. 2025-05-16
    soldstatus $27,500 Closed 550-char remark

    Show marketing remark (550 chars)

    Ideally located just off Macon Road, this 2-bedroom, 1.5-bath townhome-style condo is a blank slate, ready for your personal touch! With a little TLC, this home can truly shine—perfect for first-time buyers or investors looking for potential. Enjoy low-maintenance living with a $175 monthly HOA fee that includes water, lawn care, and access to a refreshing community pool. Plus, with shopping, dining, and entertainment just minutes away, convenience is at your doorstep. ?? SOLD AS IS – Don't miss out on this fantastic opportunity! ??

22. 2025-04-23
    status Pending 550-char remark

    Show marketing remark (550 chars)

    Ideally located just off Macon Road, this 2-bedroom, 1.5-bath townhome-style condo is a blank slate, ready for your personal touch! With a little TLC, this home can truly shine—perfect for first-time buyers or investors looking for potential. Enjoy low-maintenance living with a $175 monthly HOA fee that includes water, lawn care, and access to a refreshing community pool. Plus, with shopping, dining, and entertainment just minutes away, convenience is at your doorstep. ?? SOLD AS IS – Don't miss out on this fantastic opportunity! ??

23. 2025-03-22
    listed $80,000 Active 550-char remark

    Show marketing remark (550 chars)

    Ideally located just off Macon Road, this 2-bedroom, 1.5-bath townhome-style condo is a blank slate, ready for your personal touch! With a little TLC, this home can truly shine—perfect for first-time buyers or investors looking for potential. Enjoy low-maintenance living with a $175 monthly HOA fee that includes water, lawn care, and access to a refreshing community pool. Plus, with shopping, dining, and entertainment just minutes away, convenience is at your doorstep. ?? SOLD AS IS – Don't miss out on this fantastic opportunity! ??

24. 2020-05-08
    soldstatus $35,000

ⓘ 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: $926 · $77/mo
• Projected year-2 tax: $926 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,872
• − Mortgage interest: −$4,901
• − Property taxes: −$926
• − Insurance: −$438
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − HOA: −$192
• − Depreciation: −$2,545
• Taxable income: $2,651
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,262/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): 59,110
• Household income: $54,453
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2138.0

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 22% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -125.88%
• Current HPI: 151.74
• Rent YoY: ▲ 4.82%
• 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

+150.0% since first listed

8 events — show timeline

• 2026-03-25 Relisted — CBOR
• 2026-03-14 Pending — CBOR
• 2026-02-22 Listed $87,500 CBOR
• 2025-06-05 Sold (Public Records) $27,500 Public Records
• 2025-05-16 Sold (MLS) $27,500 CBOR
• 2025-04-23 Pending — CBOR
• 2025-03-22 Listed $80,000 CBOR
• 2020-05-08 Sold (Public Records) $35,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $926 · +0.0% YoY. Source: county tax records.