1116 18th St · Columbus, GA 31901

$135,000

3 bd · 2.0 ba · 1,839 sqft · MultiFamily public records · 34 Days on market

Built 1908 6,970 sqft lot $73/sqft · 8% below area Est $147k · 8% 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 +11.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Midtown Columbus investment opportunity with seller financing available. Currently configured as a duplex with 1 bedroom and 1 bathroom on each side, this property offers multiple possibilities for investors or owner occupants looking for a value add opportunity in a prime Midtown location. Keep as an income producing duplex, explore short term rental potential, or convert back into a single family residence. Features include a classic brick exterior, large covered front porch, and historic Midtown character throughout. Conveniently located near Lakebottom Park, Columbus State University, Downtown Columbus, Midtown Medical District, shopping, dining, and quick access to I 185 and Fort Benni

Key facts

• 6,970 sq ft lot
• Listed 34 days

Tags

• CONFIGURED AS A DUPLEX
• CLASSIC BRICK EXTERIOR
• LARGE COVERED FRONT PORCH
• HISTORIC MIDTOWN CHARACTER
• LOCATED NEAR LAKEBOTTOM PARK
• LOCATED NEAR DOWNTOWN COLUMBUS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Duplex
• Construction: Brick construction
• Exterior features: Public water; Public sewer

Interior

• Heating & cooling: Has heating; Forced Air
• Interior features: Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 (+1.2%/yr); 60 active listings in the ZIP; 9 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).
• This rent runs 43% of the median local income ($51k/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 $933 of loan paydown is wiped out by about $4k 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 + 1.2% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $95k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.16%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $147,305
• List price: $135,000
• Delta: -8.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $7,383
• Equity at exit: $20,129

10-year hold

• IRR: 12.9%
• Equity multiple: 1.94×
• Total profit: $35,651
• Equity at exit: $11,672

Cash invested: $37,800 (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 31901

• Rents YoY: 1.2%
• Active inventory: 60
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$708
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $509

Break-even live

Break-even rent $1,179

Max offer price $135,000

Occupancy floor 67%

Sensitivity live

Price	-10% $585	-5% $547	+0% $509	+5% $471	+10% $433
Rent	-10% $365	-5% $437	+0% $509	+5% $581	+10% $653
Rate	-1.0pp $577	-0.5pp $543	base $509	+0.5pp $474	+1.0pp $438

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,824
Total (2 units)			$1,823

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	14d	1	0.28mi
1908 Garrard St Columbus, GA	4.0	2.0	1716	$1,600	$0.93	22d	1	0.77mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	14d	1	0.84mi
2908 10th Ave Columbus, GA	3.0	2.0	2232	$2,000	$0.90	44d	1	0.85mi
1192 Munro Ave Columbus, GA	3.0	2.0	1711	$1,750	$1.02	44d	1	1.00mi
1401 Coffee Ct Columbus, GA	4.0	1.0	1444	$1,250	$0.87	22d	1	1.31mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	44d	1	1.41mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	14d	1	1.43mi
1706 Wells Dr Columbus, GA	3.0	2.0	1990	$1,850	$0.93	14d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $135,000 Active 34 DOM
2. 2026-06-17
   days on market $135,000 Active 33 DOM
3. 2026-06-16
   days on market $135,000 Active 32 DOM
4. 2026-06-15
   days on market $135,000 Active 31 DOM
5. 2026-06-14
   days on market $135,000 Active 29 DOM
6. 2026-06-13
   days on market $135,000 Active 28 DOM
7. 2026-06-10
   days on market $135,000 Active 26 DOM
8. 2026-06-09
   days on market $135,000 Active 25 DOM
9. 2026-06-08
   days on market $135,000 Active 24 DOM
10. 2026-06-07
    days on market $135,000 Active 23 DOM
11. 2026-06-05
    days on market $135,000 Active 20 DOM
12. 2026-06-03
    days on market $135,000 Active 19 DOM
13. 2026-06-02
    days on market $135,000 Active 18 DOM
14. 2026-06-01
    days on market $135,000 Active 17 DOM
15. 2026-05-31
    days on market $135,000 Active 16 DOM
16. 2026-05-30
    days on market $135,000 Active 15 DOM
17. 2026-05-15
    listed $135,000 Active 935-char remark
18. 2026-04-07
    historical
19. 2026-01-22
    listed $152,500 New
20. 2025-06-25
    historical
21. 2025-04-23
    price $157,000
22. 2025-01-23
    listed $165,000 New
23. 2024-12-31
    historical
24. 2024-10-23
    price $179,000
25. 2024-08-01
    historical
26. 2024-07-03
    listed $176,000 New
27. 2024-05-22
    listed $207,000 New
28. 2023-05-14
    historical
29. 2023-03-10
    listed $213,900 New
30. 2007-01-12
    soldstatus $95,000

ⓘ 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: $2,003 · $167/mo
• Projected year-2 tax: $2,003 · $167/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 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: $21,876
• − Mortgage interest: −$7,562
• − Property taxes: −$2,003
• − Insurance: −$675
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$3,927
• Taxable income: $4,209
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $5,099/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): 5,841
• Household income: $51,424
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 598.0

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 0.62)
• Race & ethnicity: White 53% Black 32% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 2%

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: ▼ -157.58%
• Current HPI: 122.9139
• Rent YoY: ▲ 1.23%
• 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

+42.1% since first listed

14 events — show timeline

• 2026-05-15 Listed $135,000 CBOR
• 2026-04-07 Listing Removed — GAMLS
• 2026-01-22 Listed $152,500 GAMLS
• 2025-06-25 Listing Removed — GAMLS
• 2025-04-23 Price Changed $157,000 GAMLS
• 2025-01-23 Listed $165,000 GAMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-10-23 Price Changed $179,000 GAMLS
• 2024-08-01 Listing Removed — GAMLS
• 2024-07-03 Listed $176,000 GAMLS
• 2024-05-22 Listed $207,000 GAMLS
• 2023-05-14 Listing Removed — GAMLS
• 2023-03-10 Listed $213,900 GAMLS
• 2007-01-12 Sold (Public Records) $95,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,003 · -0.0% YoY. Source: county tax records.