4312 Old Macon Rd #2 · Columbus, GA 31907

$79,500

2 bd · 1.5 ba · 1,120 sqft · Condo public records · 91 Days on market

Built 1972 $71/sqft · at area comps Est $83k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +9.2/15.0
• 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

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 condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 $550 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 4 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 $45k; list at $80k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $72,345 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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: 1.45% ✓
• Cap rate: 12.17%
• Cash-on-cash: 20.99%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

• ARV (median comp): $82,529
• List price: $79,500
• Delta: -3.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.4%
• Equity multiple: 1.63×
• Total profit: $14,069
• Equity at exit: $11,854

10-year hold

• IRR: 25.4%
• Equity multiple: 3.40×
• Total profit: $53,365
• Equity at exit: $6,874

Cash invested: $22,260 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$417
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$33
• HOA est. from 3 same-building comps: −$16
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $389

Break-even live

Break-even rent $663

Max offer price $79,500

Occupancy floor 61%

Sensitivity live

Price	-10% $434	-5% $412	+0% $389	+5% $367	+10% $344
Rent	-10% $298	-5% $344	+0% $389	+5% $435	+10% $481
Rate	-1.0pp $429	-0.5pp $410	base $389	+0.5pp $369	+1.0pp $348

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: $19,875
• Closing costs: $2,385
• 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	22d	1	0.01mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	22d	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	45d	1	0.29mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	22d	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	22d	1	0.58mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	45d	1	0.69mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	45d	1	0.84mi
3931 Dexter Dr Columbus, GA	2.0	1.0	1156	$850	$0.74	22d	1	0.86mi
3930 Fairview Dr Columbus, GA	2.0	1.0	1104	$1,350	$1.22	45d	1	0.88mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	22d	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	22d	1	0.95mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	45d	1	1.09mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	22d	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	22d	1	1.21mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	45d	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	45d	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	22d	1	1.32mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	22d	1	1.36mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	22d	1	1.37mi
3227 Urban Ave Columbus, GA	3.0	1.0	1332	$975	$0.73	22d	1	1.41mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	45d	1	1.44mi
3828 Reese Rd Columbus, GA	3.0	2.0	1107	$2,450	$2.21	45d	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
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $79,500 Active 91 DOM
2. 2026-06-17
   days on market $79,500 Active 90 DOM
3. 2026-06-16
   days on market $79,500 Active 89 DOM
4. 2026-06-15
   days on market $79,500 Active 88 DOM
5. 2026-06-14
   days on market $79,500 Active 86 DOM
6. 2026-06-13
   days on market $79,500 Active 85 DOM
7. 2026-06-10
   days on market $79,500 Active 83 DOM
8. 2026-06-09
   days on market $79,500 Active 82 DOM
9. 2026-06-08
   days on market $79,500 Active 81 DOM
10. 2026-06-07
    days on market $79,500 Active 80 DOM
11. 2026-06-05
    days on market $79,500 Active 77 DOM
12. 2026-06-03
    days on market $79,500 Active 76 DOM
13. 2026-06-02
    days on market $79,500 Active 75 DOM
14. 2026-06-01
    days on market $79,500 Active 74 DOM
15. 2026-05-31
    days on market $79,500 Active 73 DOM
16. 2026-05-30
    days on market $79,500 Active 72 DOM
17. 2026-04-30
    price $79,500 219-char remark

    Show marketing remark (219 chars)

    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.

18. 2026-03-19
    listed $82,000 Active 219-char remark

    Show marketing remark (219 chars)

    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.

19. 2025-11-20
    soldstatus $45,000
20. 2025-11-06
    soldstatus $45,000 Closed 583-char remark

    Show marketing remark (583 chars)

    Nestled just off Macon Road, this 2-bedroom, 1.5-bath townhome-style condo offers the perfect blend of comfort, convenience, and affordability. Featuring spacious walk-in closets, this home provides ample storage to keep your space organized and clutter-free. With a $175 monthly HOA fee, you'll enjoy fantastic amenities, including water, community pool for relaxation and lawn maintenance —all taken care of for you! Centrally located, this condo ensures easy access to shopping, dining, entertainment, and everything Columbus has to offer. This property is being SOLD AS IS

21. 2025-10-03
    status Pending 583-char remark

    Show marketing remark (583 chars)

    Nestled just off Macon Road, this 2-bedroom, 1.5-bath townhome-style condo offers the perfect blend of comfort, convenience, and affordability. Featuring spacious walk-in closets, this home provides ample storage to keep your space organized and clutter-free. With a $175 monthly HOA fee, you'll enjoy fantastic amenities, including water, community pool for relaxation and lawn maintenance —all taken care of for you! Centrally located, this condo ensures easy access to shopping, dining, entertainment, and everything Columbus has to offer. This property is being SOLD AS IS

22. 2025-07-21
    status Active 583-char remark

    Show marketing remark (583 chars)

    Nestled just off Macon Road, this 2-bedroom, 1.5-bath townhome-style condo offers the perfect blend of comfort, convenience, and affordability. Featuring spacious walk-in closets, this home provides ample storage to keep your space organized and clutter-free. With a $175 monthly HOA fee, you'll enjoy fantastic amenities, including water, community pool for relaxation and lawn maintenance —all taken care of for you! Centrally located, this condo ensures easy access to shopping, dining, entertainment, and everything Columbus has to offer. This property is being SOLD AS IS

23. 2025-07-10
    status Pending 583-char remark

    Show marketing remark (583 chars)

    Nestled just off Macon Road, this 2-bedroom, 1.5-bath townhome-style condo offers the perfect blend of comfort, convenience, and affordability. Featuring spacious walk-in closets, this home provides ample storage to keep your space organized and clutter-free. With a $175 monthly HOA fee, you'll enjoy fantastic amenities, including water, community pool for relaxation and lawn maintenance —all taken care of for you! Centrally located, this condo ensures easy access to shopping, dining, entertainment, and everything Columbus has to offer. This property is being SOLD AS IS

24. 2025-06-16
    status Active 583-char remark

    Show marketing remark (583 chars)

    Nestled just off Macon Road, this 2-bedroom, 1.5-bath townhome-style condo offers the perfect blend of comfort, convenience, and affordability. Featuring spacious walk-in closets, this home provides ample storage to keep your space organized and clutter-free. With a $175 monthly HOA fee, you'll enjoy fantastic amenities, including water, community pool for relaxation and lawn maintenance —all taken care of for you! Centrally located, this condo ensures easy access to shopping, dining, entertainment, and everything Columbus has to offer. This property is being SOLD AS IS

25. 2025-05-27
    status Pending 583-char remark

    Show marketing remark (583 chars)

    Nestled just off Macon Road, this 2-bedroom, 1.5-bath townhome-style condo offers the perfect blend of comfort, convenience, and affordability. Featuring spacious walk-in closets, this home provides ample storage to keep your space organized and clutter-free. With a $175 monthly HOA fee, you'll enjoy fantastic amenities, including water, community pool for relaxation and lawn maintenance —all taken care of for you! Centrally located, this condo ensures easy access to shopping, dining, entertainment, and everything Columbus has to offer. This property is being SOLD AS IS

26. 2025-03-21
    listed $80,000 Active 583-char remark

    Show marketing remark (583 chars)

    Nestled just off Macon Road, this 2-bedroom, 1.5-bath townhome-style condo offers the perfect blend of comfort, convenience, and affordability. Featuring spacious walk-in closets, this home provides ample storage to keep your space organized and clutter-free. With a $175 monthly HOA fee, you'll enjoy fantastic amenities, including water, community pool for relaxation and lawn maintenance —all taken care of for you! Centrally located, this condo ensures easy access to shopping, dining, entertainment, and everything Columbus has to offer. This property is being SOLD AS IS

27. 2018-12-28
    soldstatus $51,000

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $731 · $61/mo
• Expected delta: +$36/yr (+$3/mo · 5.2%)

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

Taxation est. · year 1

• Rental income: $13,872
• − Mortgage interest: −$4,453
• − Property taxes: −$695
• − Insurance: −$398
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − HOA: −$192
• − Depreciation: −$2,313
• Taxable income: $3,602
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $3,807/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

+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.