2309 Ginny Ave · Columbus, GA 31903

$80,000

3 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 176 Days on market

Built 1956 0.26 ac lot $74/sqft · at area comps Est $81k · at est.

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.9/15.0
• 1% rule +7.4/10.0
• 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

Investors add this one to your portfolio for fast income. This 3 bedroom, 1 full bathroom has been freshly painted, new bathroom vanity, hardwood floors sanded and stained, and has a large eat-in kitchen, laundry room and single car carport. Home sits on a large flat lot with a fully fenced in backyard. Home was previously rented for $900 per month!

Key facts

• Large eat-in kitchen
• Laundry room
• Freshly painted

Tags

• FRESHLY PAINTED
• NEW BATHROOM VANITY
• HARDWOOD FLOORS
• LARGE EAT-IN KITCHEN
• LAUNDRY ROOM
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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+, 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 (+1.8%/yr); 100 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 37% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 176 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $42k; list at $80k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 1956 — 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: 1.24% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (median comp): $80,805
• List price: $80,000
• Delta: -1.00%
• 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
2309 Ginny Ave	0.00mi	3/1.0	1,082 (0%)	1mo	$62,000	$57	99
2408 Cornell Ave	0.22mi	3/1.0	1,118 (+3%)	1mo	$62,000	$55	84
2608 Walker St	0.29mi	3/1.0	1,054 (-3%)	2mo	$75,000	$71	80
3008 Blan St	0.38mi	3/1.0	1,054 (-3%)	2mo	$62,000	$59	76
2720 Wise St	0.15mi	3/1.0	1,182 (+9%)	3mo	$110,250	$93	75
2331 Sharon Ave	0.26mi	3/1.0	989 (-9%)	2mo	$89,000	$90	72
2846 Walker St	0.34mi	3/1.0	990 (-8%)	1mo	$35,000	$35	69
2450 Cornell Ave	0.29mi	2/1.0 (-1)	942 (-13%)	3mo	$146,000	$155	58
2254 S Lumpkin Rd	0.63mi	3/1.0	1,158 (+7%)	4mo	$65,000	$56	55
3044 Wise St	0.48mi	2/1.0 (-1)	942 (-13%)	3mo	$146,000	$155	49
3009 Plantation Rd	0.58mi	3/1.0	1,233 (+14%)	6mo	$118,000	$96	45
2244 Simmons Ave	0.73mi	3/1.0	942 (-13%)	7mo	$10,000	$11	38

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-305
• Equity at exit: $11,928

10-year hold

• IRR: 8.0%
• Equity multiple: 1.58×
• Total profit: $12,934
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.7×

Monthly cashflow live

• Estimated rent: $992 high
• Mortgage (P&I): −$420
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $217

Break-even live

Break-even rent $717

Max offer price $80,000

Occupancy floor 73%

Sensitivity live

Price	-10% $262	-5% $239	+0% $217	+5% $194	+10% $171
Rent	-10% $138	-5% $177	+0% $217	+5% $256	+10% $295
Rate	-1.0pp $257	-0.5pp $237	base $217	+0.5pp $196	+1.0pp $175

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: $20,000
• Closing costs: $2,400
• 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	0.17mi
2840 Walker St Columbus, GA	3.0	1.0	1032	$975	$0.94	45d	1	0.33mi
3014 Drake St Columbus, GA	2.0	1.0	858	$950	$1.11	45d	1	0.40mi
2550 Wedgefield Ct Columbus, GA	2.0	2.0	1100	$788	$0.72	15d	1	0.47mi
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	45d	1	0.48mi
3053 Blan St Columbus, GA	2.0	1.0	868	$875	$1.01	15d	1	0.51mi
2329 S Lumpkin Rd Columbus, GA	2.0	1.0	816	$850	$1.04	45d	1	0.58mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	15d	1	0.66mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	15d	1	0.66mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	45d	1	0.73mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	15d	1	0.89mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	15d	1	0.96mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	45d	1	1.23mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	15d	1	1.23mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	22d	1	1.28mi

Listing history 10 events

1. 2026-05-08
   status Pending 351-char remark

   Show marketing remark (351 chars)

   Investors add this one to your portfolio for fast income. This 3 bedroom, 1 full bathroom has been freshly painted, new bathroom vanity, hardwood floors sanded and stained, and has a large eat-in kitchen, laundry room and single car carport. Home sits on a large flat lot with a fully fenced in backyard. Home was previously rented for $900 per month!

2. 2025-11-18
   status Active 351-char remark

   Show marketing remark (351 chars)

   Investors add this one to your portfolio for fast income. This 3 bedroom, 1 full bathroom has been freshly painted, new bathroom vanity, hardwood floors sanded and stained, and has a large eat-in kitchen, laundry room and single car carport. Home sits on a large flat lot with a fully fenced in backyard. Home was previously rented for $900 per month!

3. 2025-11-07
   status Pending 351-char remark

   Show marketing remark (351 chars)

   Investors add this one to your portfolio for fast income. This 3 bedroom, 1 full bathroom has been freshly painted, new bathroom vanity, hardwood floors sanded and stained, and has a large eat-in kitchen, laundry room and single car carport. Home sits on a large flat lot with a fully fenced in backyard. Home was previously rented for $900 per month!

4. 2025-11-01
   listed $80,000 Active 351-char remark

   Show marketing remark (351 chars)

   Investors add this one to your portfolio for fast income. This 3 bedroom, 1 full bathroom has been freshly painted, new bathroom vanity, hardwood floors sanded and stained, and has a large eat-in kitchen, laundry room and single car carport. Home sits on a large flat lot with a fully fenced in backyard. Home was previously rented for $900 per month!

5. 2025-05-26
   price $80,000
6. 2024-07-27
   price $85,000
7. 2022-03-28
   soldstatus $42,000 Closed
8. 2022-03-03
   listed $49,000
9. 2019-08-22
   soldstatus $28,000
10. 2019-07-02
    listed $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: $1,366 · $114/mo
• Projected year-2 tax: $1,366 · $114/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $11,899
• − Mortgage interest: −$4,481
• − Property taxes: −$1,366
• − Insurance: −$400
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$2,327
• Taxable income: $1,421
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,259/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

+128.6% since first listed

10 events — show timeline

• 2026-05-08 Pending — CBOR
• 2025-11-18 Relisted — CBOR
• 2025-11-07 Pending — CBOR
• 2025-11-01 Listed $80,000 CBOR
• 2025-05-26 Price Changed $80,000 CBOR
• 2024-07-27 Price Changed $85,000 CBOR
• 2022-03-28 Sold (MLS) $42,000 CBOR
• 2022-03-03 Listed $49,000 CBOR
• 2019-08-22 Sold (MLS) $28,000 CBOR
• 2019-07-02 Listed $35,000 CBOR

Property tax history

+6.5%/yr

Latest (2025): $1,366 · +7.4% YoY. Source: county tax records.