6318 Natha Ave · Columbus, GA 31909

$189,900

3 bd · 1.5 ba · 1,215 sqft · SingleFamily public records · 25 Days on market

Built 1957 0.32 ac lot $156/sqft · at area comps Est $191k · at est.

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Why this score? — see what drove the D 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 +14.8/30.0
• ARV discount +7.7/15.0
• DSCR +4.5/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION, LOCATION, New Roof and MID-CENTURY CHARMER!!! This 3 bedroom, 1 1/2 bath full brick home has so many built-in's that only come with the mid-century homes. All the original hardwood floors are perfect, with built-in shelving floor to ceiling in the living room, dining room and one bedroom. The bedrooms are a great size and the closets are wide and deep. Space will not be an issue. Enjoy sipping your favorite beverage comfortably at your dining room table while enjoying the serene view or watching the children (real or fur) play through the floor to ceiling picture window. On the weather friendly days, you can enjoy the oversized deck and shade of the backyard. Looking for your

Key facts

• Oversized deck
• Serene view
• Built-in shelving

Tags

• MID-CENTURY CHARM
• BUILT-IN SHELVING
• ORIGINAL HARDWOOD FLOORS
• OVERSIZED DECK
• SERENE VIEW

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property type
• Construction: Brick construction
• Exterior features: Residential zoning

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Cooling with ceiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $54 ($643/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (18.9% below list).
• Recommended offer: $154k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Blanchard Elementary School (math 29% / reading 32%, grade F, #620 of 1,228 statewide, top 51%, 456 students, 96% FRL); Veterans Memorial Middle School (math 28% / reading 41%, grade F, #196 of 470 statewide, top 42%, 648 students, 47% FRL); Hardaway High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 1,184 students, 97% FRL) — zoned schools average 80% FRL vs 61% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 163 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,917 (18.9% below list)

Questions for the listing agent

1. Built in 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (median comp): $190,653
• List price: $189,900
• Delta: -0.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3670 Weems Rd	0.06mi	3/2.0	1,210 (-0%)	0mo	$185,900	$154	94
6200 Natha Ave	0.11mi	3/2.0	1,192 (-2%)	11mo	$202,500	$170	81
3646 Weems Rd	0.12mi	3/1.0	1,086 (-11%)	3mo	$169,900	$156	72
3726 Lyn Dr	0.27mi	3/2.0	1,296 (+7%)	18mo	$210,000	$162	59
3726 Arrel Dr	0.24mi	2/2.0 (-1)	1,300 (+7%)	16mo	$205,500	$158	57
6197 Highland Ave	0.67mi	3/2.0	1,216 (+0%)	13mo	$225,000	$185	56
4408 Greenridge Dr	0.55mi	3/2.0	1,296 (+7%)	15mo	$183,000	$141	48
6629 Bradford Dr	0.60mi	3/2.0	1,300 (+7%)	13mo	$210,000	$162	48
6713 Bradford Dr	0.64mi	3/2.0	1,133 (-7%)	12mo	$172,000	$152	47
6552 Moon Cir	0.33mi	3/2.0	1,377 (+13%)	18mo	$110,000	$80	45
4462 Weems Rd	0.64mi	3/2.0	1,360 (+12%)	10mo	$179,900	$132	40
4320 NE Canady St	0.72mi	3/2.0	1,378 (+13%)	18mo	$152,500	$111	27

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-27,766
• Equity at exit: $28,315

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-21,450
• Equity at exit: $16,419

Cash invested: $53,172 (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 31909

• Rents YoY: 2.8%
• Active inventory: 163
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$996
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $54

Break-even live

Break-even rent $1,471

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $161	-5% $107	+0% $54	+5% $0	+10% $-54
Rent	-10% $-68	-5% $-7	+0% $54	+5% $114	+10% $175
Rate	-1.0pp $149	-0.5pp $102	base $54	+0.5pp $4	+1.0pp $-46

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5941 Reed Ave Columbus, GA	3.0	2.0	1280	$1,550	$1.21	45d	1	0.73mi
4518 Randall Dr Columbus, GA	3.0	2.0	1348	$1,500	$1.11	45d	1	0.75mi
4560 Nan Leah Ln Columbus, GA	3.0	2.0	1342	$1,600	$1.19	45d	1	0.81mi
6418 Charter Oaks Cir Columbus, GA	3.0	2.0	1450	$1,550	$1.07	15d	1	0.92mi
3140 Bonanza Dr Columbus, GA	3.0	1.0	1058	$1,550	$1.47	45d	1	1.16mi
6015 Warm Springs Ct Unit B Columbus, GA	2.0	1.0	825	$850	$1.03	45d	1	1.17mi
6015 Warm Springs Ct Unit A * Columbus, GA	2.0	1.0	825	$850	$1.03	22d	1	1.17mi
30 Sugar Mill Ct Columbus, GA	3.0	2.0	1322	$1,750	$1.32	45d	1	1.32mi
4343 Warm Springs Rd Columbus, GA	2.0–3.0	2.0	1242	$1,535	$1.24	15d	10	1.38mi
5415 Eugenia Ave Columbus, GA	3.0	1.0	964	$1,200	$1.24	45d	1	1.44mi
7005 Robins Nest Dr Columbus, GA	3.0	2.0	1362	$1,675	$1.23	45d	1	1.47mi

Listing history 6 events

1. 2026-05-13
   status Pending 944-char remark
2. 2026-04-18
   listed $189,900 Active 944-char remark
3. 2018-07-26
   soldstatus $99,900
4. 2018-07-26
   soldstatus $99,900
5. 2018-01-22
   listed $104,000
6. 2012-04-11
   soldstatus $98,000

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$699/yr (+$58/mo · 66.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $18,470
• − Mortgage interest: −$10,637
• − Property taxes: −$1,048
• − Insurance: −$950
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$5,524
• Taxable loss: −$2,645
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $1,278/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): 39,364
• Household income: $69,166
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1819.0

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 0.64)
• Race & ethnicity: White 53% Black 24% Hispanic / Latino 12% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 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: ▼ -146.90%
• Current HPI: 203.1499
• Rent YoY: ▲ 2.78%
• 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

+93.8% since first listed

8 events — show timeline

• 2026-06-17 Delisted — CBOR
• 2026-06-15 Sold (MLS) $189,900 CBOR
• 2026-05-13 Pending — CBOR
• 2026-04-18 Listed $189,900 CBOR
• 2018-07-26 Sold (Public Records) $99,900 Public Records
• 2018-07-26 Sold (Public Records) $99,900 Public Records
• 2018-01-22 Listed $104,000 CBOR
• 2012-04-11 Sold (Public Records) $98,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,048 · +0.1% YoY. Source: county tax records.