4312 Old Macon Rd #2 · Columbus, GA 31907

$76,500

2 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 142 Days on market

Built 1972 Good condition $68/sqft · 13% below area Est $88k · 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 +30.0/30.0
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully renovated 2 Bedroom/1.5 Bathroom townhome-style condo features New appliances, backsplash, countertops, LVP flooring, paint throughout, tile shower and vanity. Close to shopping and dinning. Being SOLD AS IS.

Key facts

• Tile vanity
• Backsplash
• New appliances

Tags

• NEW APPLIANCES
• BACKSPLASH
• COUNTERTOPS
• LVP FLOORING
• TILE SHOWER
• TILE VANITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.9% 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: Gentian Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 471 students, 97% FRL); Fort Middle School (math 11% / reading 22%, grade F, #388 of 470 statewide, top 83%, 511 students, 97% FRL); Hardaway High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 1,184 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 389 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $529 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $76k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $67,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1972 — 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: 1.51% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.66%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (median comp): $88,402
• List price: $76,500
• Delta: -13.46%
• 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
4312 Old Macon Rd #46	0.00mi	2/1.5	1,120 (0%)	6mo	$60,000	$54	95
4312 Old Macon Rd #54	0.00mi	2/1.5	1,004 (-10%)	4mo	$76,500	$76	80
4232 Old Macon Rd	0.13mi	3/2.0 (+1)	1,166 (+4%)	9mo	$159,000	$136	72
4332 Fay Dr	0.16mi	3/1.0 (+1)	1,206 (+8%)	8mo	$123,000	$102	66
4221 Adams St	0.38mi	2/1.0	968 (-14%)	4mo	$50,000	$52	54
2871 Barbara Rd	0.37mi	3/1.5 (+1)	1,254 (+12%)	5mo	$57,000	$45	53
2973 Grant Rd	0.65mi	2/1.0	1,212 (+8%)	4mo	$100,000	$83	51
2857 Christine Rd	0.39mi	3/2.0 (+1)	1,276 (+14%)	1mo	$72,500	$57	50
2713 Hilyer Dr	0.33mi	3/2.0 (+1)	1,288 (+15%)	6mo	$165,000	$128	47
2963 Grant Rd	0.61mi	2/1.0	968 (-14%)	2mo	$92,500	$96	45
1918 Watkins Dr	0.73mi	3/1.0 (+1)	1,053 (-6%)	6mo	$139,900	$133	44
2213 Welch Dr	0.67mi	3/1.5 (+1)	1,268 (+13%)	4mo	$140,000	$110	39

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.78×
• Total profit: $16,648
• Equity at exit: $11,406

10-year hold

• IRR: 28.3%
• Equity multiple: 3.72×
• Total profit: $58,285
• Equity at exit: $6,614

Cash invested: $21,420 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 13 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $154,450 ($130/sqft)
• Median days on market: 66 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -39.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31907

• Rents YoY: 4.8%
• Active inventory: 389
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$401
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $422

Break-even live

Break-even rent $621

Max offer price $76,500

Occupancy floor 58%

Sensitivity live

Price	-10% $466	-5% $444	+0% $422	+5% $401	+10% $379
Rent	-10% $331	-5% $377	+0% $422	+5% $468	+10% $514
Rate	-1.0pp $461	-0.5pp $442	base $422	+0.5pp $402	+1.0pp $382

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: $19,125
• Closing costs: $2,295
• Club membership (one-time): —
• 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	70d	1	0.01mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	70d	1	0.21mi
4254 Fort St Columbus, GA	2.0	1.0	961	$900	$0.94	93d	1	0.21mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	93d	1	0.29mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	70d	1	0.33mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	62d	1	0.48mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	70d	1	0.58mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	93d	1	0.69mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	93d	1	0.84mi
3931 Dexter Dr Columbus, GA	2.0	1.0	1156	$850	$0.74	70d	1	0.86mi
3930 Fairview Dr Columbus, GA	2.0	1.0	1104	$1,350	$1.22	93d	1	0.88mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	70d	1	0.89mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	62d	1	0.91mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	70d	1	0.95mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	93d	1	1.09mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	70d	1	1.11mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	62d	1	1.16mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	70d	1	1.21mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	93d	1	1.21mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	62d	1	1.21mi
3111 Avon Dr Columbus, GA	2.0	1.5	1116	$1,100	$0.99	62d	1	1.25mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	93d	1	1.25mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	62d	1	1.29mi
3828 Anglin Ct Columbus, GA	3.0	2.0	1477	$1,700	$1.15	70d	1	1.32mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	70d	1	1.36mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	70d	1	1.37mi
3227 Urban Ave Columbus, GA	3.0	1.0	1332	$975	$0.73	70d	1	1.41mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	93d	1	1.44mi
3828 Reese Rd Columbus, GA	3.0	2.0	1107	$2,450	$2.21	93d	1	1.47mi
4419 Anglin Rd Columbus, GA	3.0	2.0	1039	$1,650	$1.59	62d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $76,500 Active 142 DOM
2. 2026-08-07
   days on market $76,500 Active 141 DOM
3. 2026-08-06
   days on market $76,500 Active 140 DOM
4. 2026-08-05
   days on market $76,500 Active 139 DOM
5. 2026-08-04
   days on market $76,500 Active 138 DOM
6. 2026-08-03
   days on market $76,500 Active 137 DOM
7. 2026-07-31
   days on market $76,500 Active 134 DOM
8. 2026-07-29
   days on market $76,500 Active 132 DOM
9. 2026-07-27
   days on market $76,500 Active 130 DOM
10. 2026-07-25
    days on market $76,500 Active 128 DOM
11. 2026-07-24
    days on market $76,500 Active 127 DOM
12. 2026-07-23
    days on market $76,500 Active 126 DOM
13. 2026-07-22
    days on market $76,500 Active 125 DOM
14. 2026-07-21
    days on market $76,500 Active 124 DOM
15. 2026-07-18
    days on market $76,500 Active 121 DOM
16. 2026-07-16
    days on market $76,500 Active 119 DOM
17. 2026-07-16
    days on market $76,500 Active 118 DOM
18. 2026-07-14
    days on market $76,500 Active 117 DOM
19. 2026-07-13
    days on market $76,500 Active 116 DOM
20. 2026-07-12
    days on market $76,500 Active 115 DOM
21. 2026-07-11
    pricedays on market $76,500 Active 114 DOM
22. 2026-07-10
    days on market $79,500 Active 113 DOM
23. 2026-07-09
    days on market $79,500 Active 112 DOM
24. 2026-07-08
    days on market $79,500 Active 111 DOM
25. 2026-07-07
    days on market $79,500 Active 110 DOM
26. 2026-07-06
    days on market $79,500 Active 109 DOM
27. 2026-07-05
    days on market $79,500 Active 108 DOM
28. 2026-07-04
    days on market $79,500 Active 107 DOM
29. 2026-07-03
    days on market $79,500 Active 106 DOM
30. 2026-07-02
    days on market $79,500 Active 105 DOM
31. 2026-07-01
    days on market $79,500 Active 104 DOM
32. 2026-06-30
    days on market $79,500 Active 103 DOM
33. 2026-06-29
    days on market $79,500 Active 102 DOM
34. 2026-06-28
    days on market $79,500 Active 101 DOM
35. 2026-06-28
    days on market $79,500 Active 100 DOM
36. 2026-06-27
    days on market $79,500 Active 99 DOM
37. 2026-06-25
    days on market $79,500 Active 97 DOM
38. 2026-06-23
    days on market $79,500 Active 95 DOM
39. 2026-06-22
    days on market $79,500 Active 94 DOM
40. 2026-06-18
    days on market $79,500 Active 91 DOM
41. 2026-06-17
    days on market $79,500 Active 90 DOM
42. 2026-06-16
    days on market $79,500 Active 89 DOM
43. 2026-06-15
    days on market $79,500 Active 88 DOM
44. 2026-06-14
    days on market $79,500 Active 86 DOM
45. 2026-06-13
    days on market $79,500 Active 85 DOM
46. 2026-06-10
    days on market $79,500 Active 83 DOM
47. 2026-06-09
    days on market $79,500 Active 82 DOM
48. 2026-06-08
    days on market $79,500 Active 81 DOM
49. 2026-06-07
    days on market $79,500 Active 80 DOM
50. 2026-06-05
    days on market $79,500 Active 77 DOM

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$9/yr (+$1/mo · 1.2%)

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

Taxation est. · year 1

• Rental income: $13,872
• − Mortgage interest: −$4,285
• − Property taxes: −$695
• − Insurance: −$382
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,225
• Taxable income: $4,064
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $4,092/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $5,600–$16,800 screening

This fully renovated 2-bedroom/1.5-bathroom townhome-style condo is in excellent condition with new appliances and flooring. It offers a good return on investment with minimal maintenance required.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Reese Road Leadership Academy F GA #996/1,228 Nat'l #36,758/41,679 Middle Fort Middle School F GA #388/470 Nat'l #12,406/14,009 High Hardaway High School F GA #394/424 Nat'l #16,861/17,239

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

C Composite livability gradescore 64/100

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 · 216,729 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: 11% of renters

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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%

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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%

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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

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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

+55.9% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $79,500 CBOR
• 2026-03-19 Listed $82,000 CBOR
• 2025-11-20 Sold (Public Records) $45,000 Public Records
• 2025-11-06 Sold (MLS) $45,000 CBOR
• 2025-10-03 Pending — CBOR
• 2025-07-21 Relisted — CBOR
• 2025-07-10 Pending — CBOR
• 2025-06-16 Relisted — CBOR
• 2025-05-27 Pending — CBOR
• 2025-03-21 Listed $80,000 CBOR
• 2018-12-28 Sold (Public Records) $51,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $695 · +0.0% YoY. Source: county tax records.