1037 30th St · Columbus, GA 31904

$98,000

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 154 Days on market

Built 1937 5,663 sqft lot $92/sqft · 13% below area Est $112k · 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 +28.6/30.0
• ARV discount +13.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity to acquire a low maintenance historic bungalow in a strong Columbus, GA location. This freshly painted 2-bedroom, 1-bath property features original hardwood floors and preserved architectural details that enhance tenant and resale appeal. The efficient floor plan offers functional living space with ample natural light, while the covered front porch and private backyard add outdoor value. Located minutes from Lakebottom Park, walking trails, major hospitals, and schools, the property benefits from consistent rental demand and convenient access to key amenities. Its manageable size supports favorable operating costs, making it well-suited for buy and hold investors, long-term rental strategies, or a light value add. A solid asset with character, location, and income potential.

Key facts

• Green space
• Historic bungalow
• Private backyard

Tags

• HISTORIC BUNGALOW
• RICH WOOD FLOORS
• ORIGINAL ARCHITECTURAL DETAILS
• PRIVATE BACKYARD
• WALKING TRAILS
• GREEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+3.0%/yr); 327 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $678 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 + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $22k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $98k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1937 — 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: 1.22% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (median comp): $112,302
• List price: $98,000
• Delta: -12.74%
• 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
1126 30th St	0.11mi	3/2.0	1,048 (-1%)	10mo	$125,000	$119	81
3812 13th Ave	0.61mi	2/1.0 (-1)	1,064 (+0%)	12mo	$77,500	$73	56
1010 Neil Dr	0.73mi	2/1.0 (-1)	1,099 (+4%)	0mo	$35,500	$32	54
3018 4th Ave	0.57mi	2/1.0 (-1)	962 (-9%)	2mo	$22,500	$23	52
325 28th St	0.60mi	3/1.0	1,180 (+11%)	4mo	$25,000	$21	50
3818 Howard Ave	0.69mi	2/1.0 (-1)	1,022 (-4%)	8mo	$118,000	$115	50
3701 4th Ave	0.73mi	3/2.0	1,137 (+7%)	1mo	$178,000	$157	49
1220 21st St	0.67mi	2/1.0 (-1)	1,084 (+2%)	14mo	$106,000	$98	48
3723 Howard Ave	0.63mi	2/1.0 (-1)	990 (-7%)	13mo	$108,000	$109	44
3421 17th Ave	0.69mi	2/1.0 (-1)	989 (-7%)	12mo	$80,000	$81	41
1525 26th St	0.60mi	2/1.0 (-1)	1,196 (+13%)	13mo	$50,000	$42	35
516 Walnut St	0.70mi	3/2.0	1,160 (+9%)	16mo	$80,893	$70	35

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,693
• Equity at exit: $14,612

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $30,663
• Equity at exit: $8,473

Cash invested: $27,440 (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 31904

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$514
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $323

Break-even live

Break-even rent $783

Max offer price $98,000

Occupancy floor 68%

Sensitivity live

Price	-10% $378	-5% $350	+0% $323	+5% $295	+10% $267
Rent	-10% $228	-5% $275	+0% $323	+5% $370	+10% $417
Rate	-1.0pp $372	-0.5pp $347	base $323	+0.5pp $297	+1.0pp $271

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	44d	1	0.19mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	44d	1	0.19mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	14d	1	0.37mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	44d	1	0.40mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	14d	1	0.40mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	44d	3	0.53mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	44d	1	0.55mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	22d	1	0.56mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	14d	1	0.61mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	44d	1	0.70mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	44d	1	0.70mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	22d	1	0.81mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	44d	1	0.81mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	22d	1	0.88mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	44d	1	0.89mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	44d	1	0.91mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	14d	1	0.92mi
1815 17th Ave Apt 7 Columbus, GA	2.0	1.0	937	$1,040	$1.11	44d	1	1.00mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	14d	1	1.05mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	44d	1	1.06mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	22d	1	1.10mi
1527 11th Ave Columbus, GA	2.0	1.0	850	$1,000	$1.18	22d	1	1.13mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	14d	1	1.17mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	44d	1	1.18mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	44d	1	1.20mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	22d	1	1.23mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	22d	1	1.32mi
4715 18th Ave Columbus, GA	4.0	2.0	1156	$1,600	$1.38	22d	1	1.40mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	14d	1	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $98,000 Active 154 DOM
2. 2026-06-17
   days on market $98,000 Active 153 DOM
3. 2026-06-16
   days on market $98,000 Active 152 DOM
4. 2026-06-15
   days on market $98,000 Active 151 DOM
5. 2026-06-14
   days on market $98,000 Active 149 DOM
6. 2026-06-13
   days on market $98,000 Active 148 DOM
7. 2026-06-10
   days on market $98,000 Active 146 DOM
8. 2026-06-09
   days on market $98,000 Active 145 DOM
9. 2026-06-08
   days on market $98,000 Active 144 DOM
10. 2026-06-07
    days on market $98,000 Active 143 DOM
11. 2026-06-05
    days on market $98,000 Active 140 DOM
12. 2026-06-03
    days on market $98,000 Active 139 DOM
13. 2026-06-02
    days on market $98,000 Active 138 DOM
14. 2026-06-01
    days on market $98,000 Active 137 DOM
15. 2026-05-31
    days on market $98,000 Active 136 DOM
16. 2026-05-30
    days on market $98,000 Active 135 DOM
17. 2026-04-09
    status Active 797-char remark

    Show marketing remark (797 chars)

    Opportunity to acquire a low maintenance historic bungalow in a strong Columbus, GA location. This freshly painted 2-bedroom, 1-bath property features original hardwood floors and preserved architectural details that enhance tenant and resale appeal. The efficient floor plan offers functional living space with ample natural light, while the covered front porch and private backyard add outdoor value. Located minutes from Lakebottom Park, walking trails, major hospitals, and schools, the property benefits from consistent rental demand and convenient access to key amenities. Its manageable size supports favorable operating costs, making it well-suited for buy and hold investors, long-term rental strategies, or a light value add. A solid asset with character, location, and income potential.

18. 2026-04-09
    price $98,000 797-char remark

    Show marketing remark (797 chars)

    Opportunity to acquire a low maintenance historic bungalow in a strong Columbus, GA location. This freshly painted 2-bedroom, 1-bath property features original hardwood floors and preserved architectural details that enhance tenant and resale appeal. The efficient floor plan offers functional living space with ample natural light, while the covered front porch and private backyard add outdoor value. Located minutes from Lakebottom Park, walking trails, major hospitals, and schools, the property benefits from consistent rental demand and convenient access to key amenities. Its manageable size supports favorable operating costs, making it well-suited for buy and hold investors, long-term rental strategies, or a light value add. A solid asset with character, location, and income potential.

19. 2026-04-07
    historical 797-char remark

    Show marketing remark (797 chars)

    Opportunity to acquire a low maintenance historic bungalow in a strong Columbus, GA location. This freshly painted 2-bedroom, 1-bath property features original hardwood floors and preserved architectural details that enhance tenant and resale appeal. The efficient floor plan offers functional living space with ample natural light, while the covered front porch and private backyard add outdoor value. Located minutes from Lakebottom Park, walking trails, major hospitals, and schools, the property benefits from consistent rental demand and convenient access to key amenities. Its manageable size supports favorable operating costs, making it well-suited for buy and hold investors, long-term rental strategies, or a light value add. A solid asset with character, location, and income potential.

20. 2026-01-24
    price $115,000 797-char remark

    Show marketing remark (797 chars)

    Opportunity to acquire a low maintenance historic bungalow in a strong Columbus, GA location. This freshly painted 2-bedroom, 1-bath property features original hardwood floors and preserved architectural details that enhance tenant and resale appeal. The efficient floor plan offers functional living space with ample natural light, while the covered front porch and private backyard add outdoor value. Located minutes from Lakebottom Park, walking trails, major hospitals, and schools, the property benefits from consistent rental demand and convenient access to key amenities. Its manageable size supports favorable operating costs, making it well-suited for buy and hold investors, long-term rental strategies, or a light value add. A solid asset with character, location, and income potential.

21. 2026-01-13
    listed $120,000 Active 797-char remark

    Show marketing remark (797 chars)

    Opportunity to acquire a low maintenance historic bungalow in a strong Columbus, GA location. This freshly painted 2-bedroom, 1-bath property features original hardwood floors and preserved architectural details that enhance tenant and resale appeal. The efficient floor plan offers functional living space with ample natural light, while the covered front porch and private backyard add outdoor value. Located minutes from Lakebottom Park, walking trails, major hospitals, and schools, the property benefits from consistent rental demand and convenient access to key amenities. Its manageable size supports favorable operating costs, making it well-suited for buy and hold investors, long-term rental strategies, or a light value add. A solid asset with character, location, and income potential.

22. 2023-12-01
    historical $895
23. 2023-10-21
    price $895
24. 2023-09-24
    listed $975
25. 2023-04-28
    soldstatus $50,000

ⓘ 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: $767 · $64/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$134/yr (+$11/mo · 17.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,297
• − Mortgage interest: −$5,490
• − Property taxes: −$767
• − Insurance: −$490
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,851
• Taxable income: $2,412
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,292/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): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 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: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• 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

+96.0% since first listed

9 events — show timeline

• 2026-04-09 Relisted — CBOR
• 2026-04-09 Price Changed $98,000 CBOR
• 2026-04-07 Delisted — CBOR
• 2026-01-24 Price Changed $115,000 CBOR
• 2026-01-13 Listed $120,000 CBOR
• 2023-12-01 Rental Removed $895 APPFOLIO
• 2023-10-21 Price Changed $895 APPFOLIO
• 2023-09-24 Listed for Rent $975 APPFOLIO
• 2023-04-28 Sold (Public Records) $50,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $767 · -16.4% YoY. Source: county tax records.