1105 Linwood Blvd · Columbus, GA 31901

$165,000

24 bd · None ba · 2,312 sqft · MultiFamily public records · 30 Days on market

Built 1923 Fair condition 6,098 sqft lot Est $152k · 9% over

---

Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +3.5/15.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

4 unit multi-family dwelling. (2) 2 bedrooms 1 bath apartments upstairs and (2) 1 bedroom 1 bath downstairs. All with separate entrances. All are on the same water meter with other separate utilities. Floors in kitchen replaced, installed hood vent for stove, Replaced kitchen sink counter, replaced two light fixtures, Repaired ceiling throughout, added smoke detectors, Repaired and painted wall in bedroom, added a closet door, Replaced broken window in bedroom, Reconstructed bathroom

Key facts

• Repaired ceiling
• Separate entrances
• 6,098 sq ft lot

Tags

• MULTI-FAMILY DWELLING
• SEPARATE ENTRANCES
• REPLACED KITCHEN SINK COUNTER
• INSTALLED HOOD VENT FOR STOVE
• REPLACED TWO LIGHT FIXTURES
• REPAIRED CEILING

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $362/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% 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; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• At $3,294/mo this rent would consume 77% of the median local household income ($51k/yr) (locally 598% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 18 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.00% ✓
• Cap rate: 16.83%
• Cash-on-cash: 37.64%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (median comp): $151,646
• List price: $165,000
• Delta: 8.81%
• 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: 31.6%
• Equity multiple: 2.30×
• Total profit: $59,855
• Equity at exit: $24,602

10-year hold

• IRR: 37.7%
• Equity multiple: 4.21×
• Total profit: $148,375
• Equity at exit: $14,266

Cash invested: $46,200 (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: 16.3×

Monthly cashflow live

• Estimated rent: $3,294 high
• Mortgage (P&I): −$865
• Tax from tax record: −$219 /mo · $2,629/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $1,449

Break-even live

Break-even rent $1,460

Max offer price $165,000

Occupancy floor 51%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,686
▸ 2× units	1	1	$1,608
Total (4 units)			$3,294

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-05-04
   status Under Contract 488-char remark

   Show marketing remark (162 chars)

   Owning a multifamily property translates to multiple income streams. Consider including this Quad unit in your investment portfolio for added financial diversity.

2. 2026-05-04
   status Pending 162-char remark

   Show marketing remark (162 chars)

   Owning a multifamily property translates to multiple income streams. Consider including this Quad unit in your investment portfolio for added financial diversity.

3. 2026-04-13
   status Back On Market 488-char remark

   Show marketing remark (162 chars)

   Owning a multifamily property translates to multiple income streams. Consider including this Quad unit in your investment portfolio for added financial diversity.

4. 2026-04-13
   status Active 162-char remark

   Show marketing remark (162 chars)

   Owning a multifamily property translates to multiple income streams. Consider including this Quad unit in your investment portfolio for added financial diversity.

5. 2026-03-28
   status Under Contract 488-char remark

   Show marketing remark (162 chars)

   Owning a multifamily property translates to multiple income streams. Consider including this Quad unit in your investment portfolio for added financial diversity.

6. 2026-03-28
   status Pending 162-char remark

   Show marketing remark (162 chars)

   Owning a multifamily property translates to multiple income streams. Consider including this Quad unit in your investment portfolio for added financial diversity.

7. 2026-03-20
   status Active 162-char remark

   Show marketing remark (488 chars)

   4 unit multi-family dwelling. (2) 2 bedrooms 1 bath apartments upstairs and (2) 1 bedroom 1 bath downstairs. All with separate entrances. All are on the same water meter with other separate utilities. Floors in kitchen replaced, installed hood vent for stove, Replaced kitchen sink counter, replaced two light fixtures, Repaired ceiling throughout, added smoke detectors, Repaired and painted wall in bedroom, added a closet door, Replaced broken window in bedroom, Reconstructed bathroom

8. 2026-03-20
   status Back On Market 488-char remark

   Show marketing remark (488 chars)

   4 unit multi-family dwelling. (2) 2 bedrooms 1 bath apartments upstairs and (2) 1 bedroom 1 bath downstairs. All with separate entrances. All are on the same water meter with other separate utilities. Floors in kitchen replaced, installed hood vent for stove, Replaced kitchen sink counter, replaced two light fixtures, Repaired ceiling throughout, added smoke detectors, Repaired and painted wall in bedroom, added a closet door, Replaced broken window in bedroom, Reconstructed bathroom

9. 2026-03-14
   status Under Contract 488-char remark

   Show marketing remark (162 chars)

   Owning a multifamily property translates to multiple income streams. Consider including this Quad unit in your investment portfolio for added financial diversity.

10. 2026-03-14
    status Pending 162-char remark

    Show marketing remark (162 chars)

    Owning a multifamily property translates to multiple income streams. Consider including this Quad unit in your investment portfolio for added financial diversity.

11. 2026-03-03
    price $165,000 162-char remark

    Show marketing remark (162 chars)

    Owning a multifamily property translates to multiple income streams. Consider including this Quad unit in your investment portfolio for added financial diversity.

12. 2026-02-17
    listed $170,000 Active

    Show marketing remark (488 chars)

    4 unit multi-family dwelling. (2) 2 bedrooms 1 bath apartments upstairs and (2) 1 bedroom 1 bath downstairs. All with separate entrances. All are on the same water meter with other separate utilities. Floors in kitchen replaced, installed hood vent for stove, Replaced kitchen sink counter, replaced two light fixtures, Repaired ceiling throughout, added smoke detectors, Repaired and painted wall in bedroom, added a closet door, Replaced broken window in bedroom, Reconstructed bathroom

13. 2026-02-17
    listed $170,000 Active

    Show marketing remark (488 chars)

    4 unit multi-family dwelling. (2) 2 bedrooms 1 bath apartments upstairs and (2) 1 bedroom 1 bath downstairs. All with separate entrances. All are on the same water meter with other separate utilities. Floors in kitchen replaced, installed hood vent for stove, Replaced kitchen sink counter, replaced two light fixtures, Repaired ceiling throughout, added smoke detectors, Repaired and painted wall in bedroom, added a closet door, Replaced broken window in bedroom, Reconstructed bathroom

14. 2026-02-17
    listed $170,000 Active

    Show marketing remark (488 chars)

    4 unit multi-family dwelling. (2) 2 bedrooms 1 bath apartments upstairs and (2) 1 bedroom 1 bath downstairs. All with separate entrances. All are on the same water meter with other separate utilities. Floors in kitchen replaced, installed hood vent for stove, Replaced kitchen sink counter, replaced two light fixtures, Repaired ceiling throughout, added smoke detectors, Repaired and painted wall in bedroom, added a closet door, Replaced broken window in bedroom, Reconstructed bathroom

15. 2026-02-17
    listed $170,000 Active 162-char remark

    Show marketing remark (488 chars)

    4 unit multi-family dwelling. (2) 2 bedrooms 1 bath apartments upstairs and (2) 1 bedroom 1 bath downstairs. All with separate entrances. All are on the same water meter with other separate utilities. Floors in kitchen replaced, installed hood vent for stove, Replaced kitchen sink counter, replaced two light fixtures, Repaired ceiling throughout, added smoke detectors, Repaired and painted wall in bedroom, added a closet door, Replaced broken window in bedroom, Reconstructed bathroom

16. 2026-02-17
    listed $170,000 Active

    Show marketing remark (488 chars)

    4 unit multi-family dwelling. (2) 2 bedrooms 1 bath apartments upstairs and (2) 1 bedroom 1 bath downstairs. All with separate entrances. All are on the same water meter with other separate utilities. Floors in kitchen replaced, installed hood vent for stove, Replaced kitchen sink counter, replaced two light fixtures, Repaired ceiling throughout, added smoke detectors, Repaired and painted wall in bedroom, added a closet door, Replaced broken window in bedroom, Reconstructed bathroom

17. 2026-02-17
    listed $170,000 Active

    Show marketing remark (488 chars)

    4 unit multi-family dwelling. (2) 2 bedrooms 1 bath apartments upstairs and (2) 1 bedroom 1 bath downstairs. All with separate entrances. All are on the same water meter with other separate utilities. Floors in kitchen replaced, installed hood vent for stove, Replaced kitchen sink counter, replaced two light fixtures, Repaired ceiling throughout, added smoke detectors, Repaired and painted wall in bedroom, added a closet door, Replaced broken window in bedroom, Reconstructed bathroom

18. 2026-02-17
    listed $165,000 New 488-char remark

    Show marketing remark (488 chars)

    4 unit multi-family dwelling. (2) 2 bedrooms 1 bath apartments upstairs and (2) 1 bedroom 1 bath downstairs. All with separate entrances. All are on the same water meter with other separate utilities. Floors in kitchen replaced, installed hood vent for stove, Replaced kitchen sink counter, replaced two light fixtures, Repaired ceiling throughout, added smoke detectors, Repaired and painted wall in bedroom, added a closet door, Replaced broken window in bedroom, Reconstructed bathroom

19. 2025-03-21
    historical
20. 2025-02-25
    status Active
21. 2025-02-21
    status Pending
22. 2025-02-10
    status Active
23. 2025-02-09
    status Pending
24. 2025-02-04
    listed $175,000 Active
25. 2025-02-04
    listed $175,000 Active
26. 2024-03-19
    soldstatus $164,000
27. 2024-03-18
    soldstatus $164,000 Closed
28. 2024-03-18
    soldstatus $164,000 Closed
29. 2024-03-18
    soldstatus $150,000
30. 2024-02-29
    status Pending
31. 2024-02-29
    status Pending
32. 2024-02-27
    price $164,000
33. 2024-02-27
    price $164,000
34. 2024-02-26
    listed $170,000 Active
35. 2024-02-24
    status Active
36. 2024-02-08
    status Pending
37. 2024-02-08
    listed $170,000 Active
38. 2011-08-26
    soldstatus $55,000

ⓘ 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: $2,629 · $219/mo
• Projected year-2 tax: $2,629 · $219/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: $39,528
• − Mortgage interest: −$9,243
• − Property taxes: −$2,629
• − Insurance: −$825
• − Repairs & maintenance: −$3,162
• − Management: −$3,162
• − Depreciation: −$4,800
• Taxable income: $15,707
• Est. tax owed @ 24.0%: −$3,770
• After-tax cash flow: $13,620/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 · 6 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance, particularly to the exterior siding and landscaping. Addressing these issues will significantly improve its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear, visible damage
• Major landscaping — Overgrown vegetation, unkempt appearance

Value-add opportunities

• Both repair and paint exterior siding — Enhances curb appeal and property value
• Both landscaping and yard work — Improves curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear, visible damage	Major	$15,000–50,000
landscaping · Overgrown vegetation, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair and paint exterior siding — Enhances curb appeal and property value ↑
• Both landscaping and yard work — Improves curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+200.0% since first listed

38 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-05-04 Pending — CBOR
• 2026-04-13 Relisted — GAMLS
• 2026-04-13 Relisted — CBOR
• 2026-03-28 Pending — GAMLS
• 2026-03-28 Pending — CBOR
• 2026-03-20 Relisted — CBOR
• 2026-03-20 Relisted — GAMLS
• 2026-03-14 Pending — GAMLS
• 2026-03-14 Pending — CBOR
• 2026-03-03 Price Changed $165,000 CBOR
• 2026-02-17 Listed $170,000 CBOR
• 2026-02-17 Listed $170,000 CBOR
• 2026-02-17 Listed $170,000 CBOR
• 2026-02-17 Listed $170,000 CBOR
• 2026-02-17 Listed $170,000 CBOR
• 2026-02-17 Listed $170,000 CBOR
• 2026-02-17 Listed $165,000 GAMLS
• 2025-03-21 Delisted — CBOR
• 2025-02-25 Relisted — CBOR
• 2025-02-21 Pending — CBOR
• 2025-02-10 Relisted — CBOR
• 2025-02-09 Pending — CBOR
• 2025-02-04 Listed $175,000 CBOR
• 2025-02-04 Listed $175,000 CBOR
• 2024-03-19 Sold (Public Records) $164,000 Public Records
• 2024-03-18 Sold (Public Records) $150,000 Public Records
• 2024-03-18 Sold (MLS) $164,000 CBOR
• 2024-03-18 Sold (MLS) $164,000 CBOR
• 2024-02-29 Pending — CBOR
• 2024-02-29 Pending — CBOR
• 2024-02-27 Price Changed $164,000 CBOR
• 2024-02-27 Price Changed $164,000 CBOR
• 2024-02-26 Listed $170,000 CBOR
• 2024-02-24 Relisted — CBOR
• 2024-02-08 Pending — CBOR
• 2024-02-08 Listed $170,000 CBOR
• 2011-08-26 Sold (Public Records) $55,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $2,629 · +205.3% YoY. Source: county tax records.