917 Oakview Ave Unit 1-E · Columbus, GA 31906

$650,000

11 bd · 11.0 ba · 7,214 sqft · MultiFamily · 90 Days on market

Good condition 0.53 ac lot $90/sqft · 152% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 11 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Prime 11-unit multifamily very well maintained investment in the heart of town! All 1BR/1BA units. Three units currently occupied for instant cash flow, six move-in-ready and fully furnished, and two fully gutted, ready for quick renovation. New roof. Each unit has its own water meter and central heat/air. On-site courtesy laundromat, private dumpster, and plenty of off-street parking. Extremely low-maintenance property, just needs a new owner to take it to the next level. Located minutes from downtown Columbus, directly across from the Columbus Museum, and steps to restaurants, schools, shopping, parks, and major travel routes. Perfect addition to any investor portfolio with strong existing income and massive lease-up potential!

Key facts

• Move-in-ready
• Central heat air
• Off-street parking

Tags

• MULTIFAMILY INVESTMENT
• MOVE-IN-READY
• FULLY FURNISHED
• NEW ROOF
• CENTRAL HEAT AIR
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 11 × 1.0-bed/1.0-bath units multifamily listed at $650k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($45k/yr) — positive. Per door: $340/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $650k).
• Recommended offer: $611k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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); 118 active listings in the ZIP; lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• At $10,418/mo this rent would consume 278% of the median local household income ($45k/yr) (locally 1003% 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 $4k of loan paydown is wiped out by about $20k 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 $182k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($611k) is reasonable based on typical stale-listing flexibility.

Recommended offer $611,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.60% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.65%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $258,332
• List price: $650,000
• Delta: 151.61%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 1.84×
• Total profit: $152,341
• Equity at exit: $96,917

10-year hold

• IRR: 29.5%
• Equity multiple: 3.87×
• Total profit: $522,595
• Equity at exit: $56,200

Cash invested: $182,000 (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 31906

• Rents YoY: 4.8%
• Active inventory: 118
• Price-to-rent: 57.2×

Monthly cashflow live

• Estimated rent: $10,418 high
• Mortgage (P&I): −$3,409
• Tax est. 1.5%: −$812 /mo · $9,750/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,188
• Net cashflow: $3,738

Break-even live

Break-even rent $5,686

Max offer price $650,000

Occupancy floor 59%

Sensitivity live

Price	-10% $4,187	-5% $3,963	+0% $3,738	+5% $3,514	+10% $3,289
Rent	-10% $2,915	-5% $3,327	+0% $3,738	+5% $4,150	+10% $4,561
Rate	-1.0pp $4,066	-0.5pp $3,904	base $3,738	+0.5pp $3,570	+1.0pp $3,398

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

Units	Beds	Baths	Est. rent
▸ 11× units	1.0	1	$10,417
Total (11 units)			$10,418

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $650,000 Active 90 DOM
2. 2026-06-17
   days on market $650,000 Active 89 DOM
3. 2026-06-16
   days on market $650,000 Active 88 DOM
4. 2026-06-15
   days on market $650,000 Active 87 DOM
5. 2026-06-14
   days on market $650,000 Active 85 DOM
6. 2026-06-13
   days on market $650,000 Active 84 DOM
7. 2026-06-10
   days on market $650,000 Active 82 DOM
8. 2026-06-09
   days on market $650,000 Active 81 DOM
9. 2026-06-08
   days on market $650,000 Active 80 DOM
10. 2026-06-07
    days on market $650,000 Active 79 DOM
11. 2026-06-05
    days on market $650,000 Active 76 DOM
12. 2026-06-03
    days on market $650,000 Active 75 DOM
13. 2026-06-02
    days on market $650,000 Active 74 DOM
14. 2026-06-01
    days on market $650,000 Active 73 DOM
15. 2026-05-31
    days on market $650,000 Active 72 DOM
16. 2026-05-30
    days on market $650,000 Active 71 DOM
17. 2026-03-21
    listed $650,000 Active 739-char remark

    Show marketing remark (739 chars)

    Prime 11-unit multifamily very well maintained investment in the heart of town! All 1BR/1BA units. Three units currently occupied for instant cash flow, six move-in-ready and fully furnished, and two fully gutted, ready for quick renovation. New roof. Each unit has its own water meter and central heat/air. On-site courtesy laundromat, private dumpster, and plenty of off-street parking. Extremely low-maintenance property, just needs a new owner to take it to the next level. Located minutes from downtown Columbus, directly across from the Columbus Museum, and steps to restaurants, schools, shopping, parks, and major travel routes. Perfect addition to any investor portfolio with strong existing income and massive lease-up potential!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $125,016
• − Mortgage interest: −$36,410
• − Property taxes: −$9,750
• − Insurance: −$3,250
• − Repairs & maintenance: −$10,001
• − Management: −$10,001
• − Depreciation: −$18,909
• Taxable income: $36,694
• Est. tax owed @ 24.0%: −$8,807
• After-tax cash flow: $36,052/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 · 13 photos

Good 80/100 Cosmetic rehab

This 11-unit multifamily property is in good condition with recent renovations and a well-maintained exterior. It offers a good investment opportunity with strong rental potential.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can significantly enhance the curb appeal and resale value
• Both Landscaping improvements — Enhanced landscaping can improve both the aesthetic appeal and the rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can significantly enhance the curb appeal and resale value ↑
• Both Landscaping improvements — Enhanced landscaping can improve both the aesthetic appeal and the rental 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): 20,400
• Household income: $44,965
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1003.0

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 28% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Slovak 1% Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -122.49%
• Current HPI: 113.2749
• 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

1 event — show timeline

• 2026-03-21 Listed $650,000 CBOR