4801 Allen St · Columbus, GA 31907

$135,000

4 bd · 3.5 ba · 1,912 sqft · SingleFamily public records · 2 Days on market

Built 1973 10,454 sqft lot Est $235k · 43% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4 - bedroom, 2.5 bathroom home located in Taylor Woods subdivision. Home features a split floor plan with a large eat in kitchen and great room, large laundry room, new windows, updated bathroom, metal roof and additional parking on the side and rear of home. Perfect for first time home buyers or investors looking to expand their portfolio. Property is being sold AS-IS.

Key facts

• 0.24 acre lot
• Built 1973
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.3% 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+, crime F, commute 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.
• Zoned schools: Dawson Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 309 students, 96% FRL); Rothschild Leadership Academy School (math 2% / reading 12%, grade F, #456 of 470 statewide, top 97%, 515 students, 96% FRL); Kendrick High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 876 students, 97% FRL) — zoned schools average 96% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 4% at this address vs 26% district-wide (-21 pts) — the specific schools serving this property underperform the Muscogee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 256 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% of the median local income ($54k/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 + 4.8% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $135,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $235,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Henson Ave	0.21mi	4/2.0	1,872 (-2%)	6mo	$227,000	$121	76
4459 Bermuda St	0.55mi	5/3.0 (+1)	1,805 (-6%)	6mo	$220,000	$122	53
629 Wright St	0.58mi	5/2.5 (+1)	1,862 (-3%)	16mo	$170,000	$91	46
428 Hannahatchee Ave	0.17mi	3/2.0 (-1)	1,649 (-14%)	14mo	$170,000	$103	46
384 Mccartha Dr	0.39mi	3/2.0 (-1)	1,730 (-10%)	12mo	$165,000	$95	45
4657 Pate Dr	0.48mi	3/2.0 (-1)	1,743 (-9%)	11mo	$165,000	$95	42
4200 Curry St	0.64mi	4/2.0	1,734 (-9%)	8mo	$219,000	$126	42
287 Ella Ct	0.65mi	4/2.5	1,709 (-11%)	10mo	$211,000	$123	39
394 Carolann Ct	0.64mi	4/2.5	1,704 (-11%)	14mo	$239,900	$141	36
4917 Brightstar Ln	0.64mi	4/2.5	2,187 (+14%)	7mo	$284,000	$130	36
288 Ella Ct	0.64mi	4/2.0	1,664 (-13%)	15mo	$259,000	$156	30
5394 Royal St	0.66mi	4/2.0	2,185 (+14%)	12mo	$289,000	$132	30

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.26×
• Total profit: $9,832
• Equity at exit: $20,129

10-year hold

• IRR: 17.4%
• Equity multiple: 2.56×
• Total profit: $59,041
• 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 31907

• Rents YoY: 4.8%
• Active inventory: 256
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$708
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $447

Break-even live

Break-even rent $1,167

Max offer price $135,000

Occupancy floor 69%

Sensitivity live

Price	-10% $523	-5% $485	+0% $447	+5% $409	+10% $370
Rent	-10% $310	-5% $378	+0% $447	+5% $515	+10% $584
Rate	-1.0pp $515	-0.5pp $481	base $447	+0.5pp $412	+1.0pp $376

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Henson Ave Columbus, GA	5.0	3.0	1950	$2,250	$1.15	15d	1	0.13mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	45d	1	0.18mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	15d	1	0.28mi
5020 Shirley Ann Dr Columbus, GA	4.0	2.5	1395	$1,550	$1.11	15d	1	0.29mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	15d	1	0.46mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	15d	1	0.52mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	22d	1	1.01mi
210 Playa Delray Dr Columbus, GA	4.0	2.0	1916	$1,900	$0.99	45d	1	1.15mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	22d	1	1.21mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$840	$0.70	22d	1	1.21mi
3775 Steam Mill Rd Columbus, GA	3.0	2.0	1613	$2,100	$1.30	45d	1	1.28mi
520 Asa Dr Columbus, GA	4.0	2.0	2040	$1,500	$0.74	45d	1	1.31mi
3552 Irwin Way Columbus, GA	4.0	2.0	1536	$1,725	$1.12	15d	1	1.44mi

Listing history 2 events

1. 2022-10-06
   status Under Contract
2. 2022-09-28
   listed $135,000 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: $1,892 · $158/mo
• Projected year-2 tax: $1,892 · $158/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,790
• − Mortgage interest: −$7,562
• − Property taxes: −$1,892
• − Insurance: −$675
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$3,927
• Taxable income: $3,407
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $4,544/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): 59,110
• Household income: $54,453
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2138.0

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 22% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -125.88%
• Current HPI: 151.74
• 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

2 events — show timeline

• 2022-10-06 Pending — GAMLS
• 2022-09-28 Listed $135,000 GAMLS

Property tax history

+22.7%/yr

Latest (2025): $1,892 · +0.0% YoY. Source: county tax records.