34 Esquiline Dr · Columbus, GA 31903

$25,900

3 bd · 1.0 ba · 1,157 sqft · SingleFamily public records · 35 Days on market

Built 1953 7,841 sqft lot

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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
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

PROPERTY BEING SOLD AS-IS. H & B requested. Fire Damage in Front Room. Enter cautiously.

Key facts

• 7,841 sq ft lot
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $26k).
• Recommended offer: $25k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.7% 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 (+1.8%/yr); 100 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 37% of the median local income ($32k/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 $179 of loan paydown is wiped out by about $777 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 + 1.8% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,123 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.85% ✓
• Cap rate: 32.67%
• Cash-on-cash: 94.21%
• DSCR: 5.19
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $82,147
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2203 Shelby St	0.11mi	3/1.5	1,162 (+0%)	11mo	$65,000	$56	83
31 Cantrell Dr	0.34mi	3/1.0	1,111 (-4%)	3mo	$146,000	$131	75
125 Engineer Dr	0.35mi	2/1.0 (-1)	1,148 (-1%)	7mo	$60,000	$52	71
17 Lowe Dr	0.20mi	3/2.0	1,082 (-6%)	9mo	$119,900	$111	68
64 Munson Dr	0.49mi	2/2.0 (-1)	1,174 (+2%)	2mo	$57,836	$49	64
198 Collins Dr	0.70mi	3/1.0	1,161 (+0%)	4mo	$53,000	$46	64
132 Ticknor Dr	0.32mi	3/1.0	1,308 (+13%)	2mo	$126,530	$97	62
3909 Ridgeway Dr	0.48mi	3/1.0	1,253 (+8%)	4mo	$72,000	$57	61
160 Collins Dr	0.65mi	3/1.0	1,200 (+4%)	4mo	$40,000	$33	61
12 Stuart Dr	0.31mi	2/1.0 (-1)	1,009 (-13%)	3mo	$100,000	$99	57
34 Meloy Dr	0.49mi	3/2.0	1,240 (+7%)	9mo	$119,500	$96	54
4020 Union St	0.60mi	3/1.0	1,015 (-12%)	1mo	$72,500	$71	50

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 93.7%
• Equity multiple: 5.27×
• Total profit: $30,934
• Equity at exit: $3,862

10-year hold

• IRR: 96.2%
• Equity multiple: 10.53×
• Total profit: $69,098
• Equity at exit: $2,239

Cash invested: $7,252 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$136
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $569

Break-even live

Break-even rent $278

Max offer price $25,900

Occupancy floor 38%

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	0.19mi
171 Munson Dr Columbus, GA	2.0	1.0	780	$800	$1.03	21d	1	0.23mi
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	43d	1	0.24mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	43d	1	0.39mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	43d	1	0.44mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	13d	1	0.48mi
4 Dean Dr Columbus, GA	3.0	1.5	1200	$1,050	$0.88	13d	1	0.52mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	21d	1	0.56mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	43d	1	0.60mi
1 Engineer Dr Unit H1 Columbus, GA	2.0	1.0	816	$850	$1.04	43d	1	0.63mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	13d	1	0.79mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	0.84mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	0.87mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	13d	1	0.95mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	1.04mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	1.07mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	13d	1	1.12mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	43d	1	1.13mi
2329 S Lumpkin Rd Columbus, GA	2.0	1.0	816	$850	$1.04	43d	1	1.18mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	13d	1	1.20mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	13d	1	1.20mi
3053 Blan St Columbus, GA	2.0	1.0	868	$875	$1.01	13d	1	1.22mi
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	13d	1	1.26mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	1.26mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	13d	1	1.33mi
3014 Drake St Columbus, GA	2.0	1.0	858	$950	$1.11	43d	1	1.35mi
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	43d	1	1.37mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	21d	1	1.49mi

Listing history 10 events

1. 2025-07-08
   historical
2. 2025-07-08
   historical
3. 2025-07-07
   status Back On Market
4. 2025-07-07
   status Active
5. 2023-10-24
   status Pending
6. 2023-10-24
   status Under Contract
7. 2023-10-24
   status Pending
8. 2023-09-19
   listed $25,900 Active
9. 2023-09-15
   listed $25,900 Active
10. 2023-09-15
    listed $25,900 New

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $872 · $73/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,980
• − Mortgage interest: −$1,451
• − Property taxes: −$872
• − Insurance: −$130
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$753
• Taxable income: $6,857
• Est. tax owed @ 24.0%: −$1,646
• After-tax cash flow: $5,187/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

+0.0% since first listed

10 events — show timeline

• 2025-07-08 Listing Removed — GAMLS
• 2025-07-08 Listing Removed — FMLS
• 2025-07-07 Relisted — GAMLS
• 2025-07-07 Relisted — FMLS
• 2023-10-24 Pending — CBOR
• 2023-10-24 Pending — GAMLS
• 2023-10-24 Pending — FMLS
• 2023-09-19 Listed $25,900 CBOR
• 2023-09-15 Listed $25,900 GAMLS
• 2023-09-15 Listed $25,900 FMLS

Property tax history

+55.1%/yr

Latest (2025): $872 · +8.3% YoY. Source: county tax records.