253 21st Ave · Columbus, GA 31903

$50,000

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 106 Days on market

Built 1933 8,000 sqft lot $51/sqft · 10% above area Est $45k · 10% over

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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
• Livability +3.2/5.0
• ARV discount +3.0/15.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable investment property with a long time tenant paying $500 month rent. Home has 990 heated sq ft with 3 bedrooms, 1 bathroom and is on a level big 50' x 160' lot. Do not disturb the tenant. Home will be show in the due diligence period only. At the listed price home is being sold "AS IS"

Key facts

• 8,000 sq ft lot
• Listed 106 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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 (+1.8%/yr); 100 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $346 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 + 1.8% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.90% ✓
• Cap rate: 15.81%
• Cash-on-cash: 34.00%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $45,434
• List price: $50,000
• Delta: 10.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2517 Garden Dr	0.48mi	2/— (-1)	1,004 (+1%)	3mo	$38,000	$38	68
427 Bernard Dr	0.63mi	2/1.0 (-1)	981 (-1%)	9mo	$65,500	$67	57
607 Brown Ave	0.62mi	3/1.5	1,047 (+6%)	5mo	$63,000	$60	56
481 N Harold St	0.73mi	2/1.0 (-1)	960 (-3%)	2mo	$50,000	$52	54
2713 Dawson St	0.60mi	2/1.0 (-1)	918 (-7%)	6mo	$22,142	$24	50
345 29th Ave	0.69mi	2/1.0 (-1)	944 (-5%)	9mo	$39,500	$42	47
2534 Cole St	0.69mi	3/2.0	1,094 (+10%)	0mo	$90,000	$82	46
2813 Clover Ln	0.74mi	2/1.0 (-1)	942 (-5%)	14mo	$41,000	$44	40
2702 Clover Ln	0.62mi	2/1.0 (-1)	924 (-7%)	18mo	$78,900	$85	40
338 28th Ave	0.66mi	2/1.0 (-1)	900 (-9%)	16mo	$79,900	$89	36
2502 Heard St	0.73mi	2/2.0 (-1)	864 (-13%)	4mo	$67,900	$79	33
2619 Clover Ln	0.59mi	2/1.0 (-1)	870 (-12%)	18mo	$17,000	$20	32

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: 28.0%
• Equity multiple: 2.15×
• Total profit: $16,063
• Equity at exit: $7,455

10-year hold

• IRR: 34.8%
• Equity multiple: 4.01×
• Total profit: $42,122
• Equity at exit: $4,323

Cash invested: $14,000 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $952 high
• Mortgage (P&I): −$262
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $397

Break-even live

Break-even rent $450

Max offer price $50,000

Occupancy floor 53%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2406 Dawson St #2 Columbus, GA	2.0	1.0	565	$700	$1.24	21d	1	0.29mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	0.55mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	21d	1	0.66mi
706 Palmetto Ave Unit B Columbus, GA	2.0	1.0	675	$700	$1.04	14d	1	0.82mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$1,099	$1.00	14d	8	0.85mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	14d	1	0.96mi
3217 Lee St Apt 1 Columbus, GA	2.0	1.0	688	$899	$1.31	44d	1	0.97mi
822 Ragland Ct Unit A Columbus, GA	2.0	1.0	600	$775	$1.29	44d	1	1.08mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	44d	1	1.08mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	1.10mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	14d	1	1.10mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	44d	1	1.11mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$1,099	$1.02	14d	14	1.11mi
1021 Adair Ave Unit 12 Columbus, GA	2.0	1.0	890	$1,050	$1.18	14d	1	1.43mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	14d	1	1.43mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	44d	1	1.47mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	1.47mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	1.48mi
816 9th St Unit 5 Columbus, GA	2.0	1.0	660	$550	$0.83	14d	1	1.48mi
1033 Martin Luther King Junior Blvd Columbus, GA	2.0	1.0	935	$1,000	$1.07	14d	3	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $50,000 Active 106 DOM
2. 2026-06-17
   days on market $50,000 Active 105 DOM
3. 2026-06-16
   days on market $50,000 Active 104 DOM
4. 2026-06-15
   days on market $50,000 Active 103 DOM
5. 2026-06-14
   days on market $50,000 Active 101 DOM
6. 2026-06-13
   days on market $50,000 Active 100 DOM
7. 2026-06-10
   days on market $50,000 Active 98 DOM
8. 2026-06-09
   days on market $50,000 Active 97 DOM
9. 2026-06-08
   days on market $50,000 Active 96 DOM
10. 2026-06-07
    days on market $50,000 Active 95 DOM
11. 2026-06-05
    days on market $50,000 Active 92 DOM
12. 2026-06-03
    days on market $50,000 Active 91 DOM
13. 2026-06-02
    days on market $50,000 Active 90 DOM
14. 2026-06-01
    days on market $50,000 Active 89 DOM
15. 2026-05-31
    days on market $50,000 Active 88 DOM
16. 2026-05-30
    days on market $50,000 Active 87 DOM
17. 2026-03-10
    status Active 306-char remark

    Show marketing remark (306 chars)

    Affordable investment property with a long time tenant paying $500 month rent. Home has 990 heated sq ft with 3 bedrooms, 1 bathroom and is on a level big 50' x 160' lot. Do not disturb the tenant. Home will be show in the due diligence period only. At the listed price home is being sold "AS IS"

18. 2026-03-06
    status Pending 306-char remark

    Show marketing remark (306 chars)

    Affordable investment property with a long time tenant paying $500 month rent. Home has 990 heated sq ft with 3 bedrooms, 1 bathroom and is on a level big 50' x 160' lot. Do not disturb the tenant. Home will be show in the due diligence period only. At the listed price home is being sold "AS IS"

19. 2026-02-27
    listed $50,000 Active 306-char remark

    Show marketing remark (306 chars)

    Affordable investment property with a long time tenant paying $500 month rent. Home has 990 heated sq ft with 3 bedrooms, 1 bathroom and is on a level big 50' x 160' lot. Do not disturb the tenant. Home will be show in the due diligence period only. At the listed price home is being sold "AS IS"

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $869 · $72/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 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $11,424
• − Mortgage interest: −$2,801
• − Property taxes: −$869
• − Insurance: −$250
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$1,455
• Taxable income: $4,222
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $3,746/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

3 events — show timeline

• 2026-03-10 Relisted — CBOR
• 2026-03-06 Pending — CBOR
• 2026-02-27 Listed $50,000 CBOR

Property tax history

+5.3%/yr

Latest (2025): $869 · +0.0% YoY. Source: county tax records.