4312 Old Macon Rd #45 · Columbus, GA 31907

$78,000

2 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 74 Days on market

Built 1972 Good condition $70/sqft · 22% below area Est $100k · 22% under $17/mo HOA · 1% of rent

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The opportunity you've been waiting for! Nestled just off Macon Road, this updated and remarkably affordable 2-bed, 1.5-bath condo has so much to offer! Perfect for a quick commute, it features new LVP flooring on the main floor and stone countertops in the kitchen. Low HOA fees and a community pool ensure relaxation and convenience at your doorstep. Centrally located, this condo promises ease of access to everything Columbus has to offer. Don't miss out on this fantastic opportunity at an incredibly affordable price!

Key facts

• Screened in porch
• Fresh paint
• New carpet

Tags

• NEW LVP FLOORING
• NEW CARPET
• NEW COUNTERTOPS
• SCREENED IN PORCH
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 $539 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 74 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $73,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.48% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 5.6

CMA / ARV

• ARV (median comp): $99,522
• List price: $78,000
• Delta: -19.62%
• 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: 14.1%
• Equity multiple: 1.58×
• Total profit: $12,629
• Equity at exit: $11,630

10-year hold

• IRR: 24.3%
• Equity multiple: 3.29×
• Total profit: $50,008
• Equity at exit: $6,744

Cash invested: $21,840 (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: 73 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -31.9% 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: 5.6×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$409
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$32
• HOA: −$17
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $363

Break-even live

Break-even rent $697

Max offer price $78,000

Occupancy floor 64%

Sensitivity live

Price	-10% $407	-5% $385	+0% $363	+5% $340	+10% $318
Rent	-10% $271	-5% $317	+0% $363	+5% $408	+10% $454
Rate	-1.0pp $402	-0.5pp $382	base $363	+0.5pp $342	+1.0pp $322

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: $19,500
• Closing costs: $2,340
• 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

Property features AI

Finance

• HOA & community: HOA fee $201 annually (about $16.75/month)

Exterior

• Home design: Residential single-family home
• Exterior features: Located in the Westover Glen subdivisionDirections: Take Macon Road down and make a right on Avalon Road. Take a left on Old Macon Road. Take a right into Westover Glen, #45 will be straight ahead.

Interior

• Interior features: 1 full bathroom1 half bathroom

HOA detail $17/mo · $204/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $78,000 Active 74 DOM
2. 2026-08-07
   days on market $78,000 Active 73 DOM
3. 2026-08-06
   days on market $78,000 Active 72 DOM
4. 2026-08-05
   days on market $78,000 Active 71 DOM
5. 2026-08-04
   days on market $78,000 Active 70 DOM
6. 2026-08-03
   days on market $78,000 Active 69 DOM
7. 2026-07-31
   days on market $78,000 Active 66 DOM
8. 2026-07-29
   days on market $78,000 Active 64 DOM
9. 2026-07-27
   days on market $78,000 Active 62 DOM
10. 2026-07-25
    days on market $78,000 Active 60 DOM
11. 2026-07-24
    days on market $78,000 Active 59 DOM
12. 2026-07-23
    days on market $78,000 Active 58 DOM
13. 2026-07-22
    days on market $78,000 Active 57 DOM
14. 2026-07-21
    days on market $78,000 Active 56 DOM
15. 2026-07-18
    days on market $78,000 Active 53 DOM
16. 2026-07-16
    days on market $78,000 Active 51 DOM
17. 2026-07-16
    days on market $78,000 Active 50 DOM
18. 2026-07-14
    days on market $78,000 Active 49 DOM
19. 2026-07-13
    days on market $78,000 Active 48 DOM
20. 2026-07-12
    days on market $78,000 Active 47 DOM
21. 2026-07-11
    days on market $78,000 Active 46 DOM
22. 2026-07-10
    days on market $78,000 Active 45 DOM
23. 2026-07-09
    days on market $78,000 Active 44 DOM
24. 2026-07-08
    days on market $78,000 Active 43 DOM
25. 2026-07-07
    days on market $78,000 Active 42 DOM
26. 2026-07-06
    days on market $78,000 Active 41 DOM
27. 2026-07-05
    days on market $78,000 Active 40 DOM
28. 2026-07-04
    days on market $78,000 Active 39 DOM
29. 2026-07-03
    days on market $78,000 Active 38 DOM
30. 2026-07-02
    days on market $78,000 Active 37 DOM
31. 2026-07-01
    days on market $78,000 Active 36 DOM
32. 2026-06-30
    days on market $78,000 Active 35 DOM
33. 2026-06-29
    days on market $78,000 Active 34 DOM
34. 2026-06-28
    days on market $78,000 Active 33 DOM
35. 2026-06-28
    days on market $78,000 Active 32 DOM
36. 2026-06-27
    days on market $78,000 Active 31 DOM
37. 2026-06-25
    days on market $78,000 Active 29 DOM
38. 2026-06-23
    days on market $78,000 Active 27 DOM
39. 2026-06-22
    days on market $78,000 Active 26 DOM
40. 2026-06-18
    days on market $78,000 Active 23 DOM
41. 2026-06-17
    days on market $78,000 Active 22 DOM
42. 2026-06-16
    days on market $78,000 Active 21 DOM
43. 2026-06-15
    days on market $78,000 Active 20 DOM
44. 2026-06-14
    days on market $78,000 Active 18 DOM
45. 2026-06-13
    days on market $78,000 Active 17 DOM
46. 2026-06-10
    days on market $78,000 Active 15 DOM
47. 2026-06-09
    days on market $78,000 Active 14 DOM
48. 2026-06-08
    days on market $78,000 Active 13 DOM
49. 2026-06-07
    days on market $78,000 Active 12 DOM
50. 2026-06-05
    days on market $78,000 Active 9 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: $1,106 · $92/mo
• Projected year-2 tax: $1,106 · $92/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: −$4,369
• − Property taxes: −$1,106
• − Insurance: −$390
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − HOA: −$204
• − Depreciation: −$2,269
• Taxable income: $3,314
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $3,555/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 75/100 Cosmetic rehab Est. rehab $5,600–$16,800 screening

This 2-bedroom, 1.5-bathroom condo is in good condition with recent updates, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental appeal ↑

ⓘ 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

Property features AI

Finance

• HOA & community: HOA fee $201 annually (about $16.75/month)

Exterior

• Home design: Residential single-family home
• Exterior features: Located in the Westover Glen subdivisionDirections: Take Macon Road down and make a right on Avalon Road. Take a left on Old Macon Road. Take a right into Westover Glen, #45 will be straight ahead.

Interior

• Interior features: 1 full bathroom1 half bathroom

Price history

+73.3% since first listed

10 events — show timeline

• 2026-05-26 Listed $78,000 CBOR
• 2026-04-17 Price Changed $80,000 CBOR
• 2024-08-28 Rental Removed $1,100 APPFOLIO
• 2024-08-03 Listed for Rent $1,100 APPFOLIO
• 2024-07-26 Sold (Public Records) $84,000 Public Records
• 2024-07-18 Sold (MLS) $84,000 CBOR
• 2024-07-09 Pending — CBOR
• 2024-07-06 Listed $80,000 CBOR
• 2016-07-14 Sold (Public Records) $65,000 Public Records
• 2015-05-27 Sold (Public Records) $45,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,106 · +7.2% YoY. Source: county tax records.