1103 52nd St · Columbus, GA 31904

$124,999

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 349 Days on market

Built 2001 $141/sqft · 7% below area Est $135k · 7% under

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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 +12.8/30.0
• ARV discount +10.7/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE — Great opportunity for investors or buyers seeking flexible purchase options. Investor opportunity in a well-positioned area of Columbus! This 2 bed, 1 bath property offers a functional open layout with vinyl flooring throughout. The living room and kitchen are filled with natural light from abundant windows, creating a welcoming atmosphere. A covered front porch, fenced-in yard, and two storage buildings add exterior value, while low-maintenance vinyl siding supports long-term ease. The home features a handicap-style bathtub and a removable front ramp, providing adaptability for various needs. The laundry room is conveniently located off the main living space, and the roof is only 1–2 years old. Positioned for easy access to shopping, dining, and major routes, this property offers strong potential as a rental, flip, or affordable homeownership option. Contact agent for more information regarding owner-financing qualifications.

Key facts

• Covered front porch
• Vinyl flooring
• Open layout

Tags

• OPEN LAYOUT
• VINYL FLOORING
• COVERED FRONT PORCH
• FENCED-IN YARD
• STORAGE BUILDINGS
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-11 ($-135/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (13.7% below list).
• Recommended offer: $108k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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+, 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: River Road Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 403 students, 96% FRL); Arnold Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 645 students, 97% FRL); Jordan Vocational High School (math 12% / reading 12%, grade F, #342 of 424 statewide, top 81%, 869 students, 96% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 337 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); 46% 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 $864 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.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,918 (13.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 349 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
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 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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $134,535
• List price: $124,999
• Delta: -7.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5223 Thomason Ave	0.32mi	2/1.0	980 (+11%)	1mo	$27,000	$28	66
5043 Thomason Ave	0.39mi	3/1.0 (+1)	950 (+8%)	4mo	$135,000	$142	61
1113 Steve Mar Dr	0.58mi	3/1.0 (+1)	875 (-1%)	12mo	$111,375	$127	56
4803 19th Ave	0.64mi	3/1.5 (+1)	975 (+10%)	8mo	$130,000	$133	39
5624 Morris Ave	0.62mi	3/1.0 (+1)	1,005 (+14%)	17mo	$102,175	$102	29
801 50th St	0.59mi	3/1.0 (+1)	993 (+12%)	24mo	$126,000	$127	27
5255 Richmond Ave	0.58mi	3/1.0 (+1)	1,014 (+15%)	22mo	$155,000	$153	25
5448 Richmond Ave	0.70mi	3/1.0 (+1)	1,014 (+15%)	15mo	$140,000	$138	25

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-20,914
• Equity at exit: $18,638

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-18,893
• Equity at exit: $10,808

Cash invested: $35,000 (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 31904

• Rents YoY: 3.0%
• Active inventory: 337
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-11

Break-even live

Break-even rent $1,093

Max offer price $123,366

Occupancy floor 96%

Sensitivity live

Price	-10% $75	-5% $32	+0% $-11	+5% $-54	+10% $-98
Rent	-10% $-97	-5% $-54	+0% $-11	+5% $31	+10% $74
Rate	-1.0pp $52	-0.5pp $21	base $-11	+0.5pp $-44	+1.0pp $-77

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1061 54th St Columbus, GA	3.0	1.0	1005	$1,100	$1.09	22d	1	0.46mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	45d	1	0.50mi
1051 43rd St Apt D Columbus, GA	1.0	1.0	600	$750	$1.25	45d	1	0.80mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	45d	1	0.88mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	45d	1	0.95mi
5614 Lorenzo Rd Columbus, GA	2.0	1.0	1112	$950	$0.85	45d	1	0.98mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	22d	1	1.10mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	22d	1	1.12mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	22d	1	1.12mi
5000 Armour Rd Columbus, GA	1.0	1.0	747	$800	$1.07	45d	1	1.13mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	15d	1	1.16mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	15d	1	1.30mi
4001 3rd Ave Unit A or B Columbus, GA	1.0	1.0	800	$750	$0.94	15d	1	1.43mi

Listing history 26 events

1. 2026-06-22
   days on market $124,999 Active 349 DOM
2. 2026-06-18
   days on market $124,999 Active 346 DOM
3. 2026-06-17
   days on market $124,999 Active 345 DOM
4. 2026-06-16
   days on market $124,999 Active 344 DOM
5. 2026-06-15
   days on market $124,999 Active 343 DOM
6. 2026-06-14
   days on market $124,999 Active 341 DOM
7. 2026-06-13
   days on market $124,999 Active 340 DOM
8. 2026-06-10
   days on market $124,999 Active 338 DOM
9. 2026-06-09
   days on market $124,999 Active 337 DOM
10. 2026-06-08
    days on market $124,999 Active 336 DOM
11. 2026-06-07
    days on market $124,999 Active 335 DOM
12. 2026-06-05
    days on market $124,999 Active 332 DOM
13. 2026-06-03
    days on market $124,999 Active 331 DOM
14. 2026-06-02
    days on market $124,999 Active 330 DOM
15. 2026-06-01
    days on market $124,999 Active 329 DOM
16. 2026-05-31
    days on market $124,999 Active 328 DOM
17. 2026-05-30
    days on market $124,999 Active 327 DOM
18. 2026-03-02
    price $124,999 980-char remark

    Show marketing remark (980 chars)

    OWNER FINANCING AVAILABLE — Great opportunity for investors or buyers seeking flexible purchase options. Investor opportunity in a well-positioned area of Columbus! This 2 bed, 1 bath property offers a functional open layout with vinyl flooring throughout. The living room and kitchen are filled with natural light from abundant windows, creating a welcoming atmosphere. A covered front porch, fenced-in yard, and two storage buildings add exterior value, while low-maintenance vinyl siding supports long-term ease. The home features a handicap-style bathtub and a removable front ramp, providing adaptability for various needs. The laundry room is conveniently located off the main living space, and the roof is only 1–2 years old. Positioned for easy access to shopping, dining, and major routes, this property offers strong potential as a rental, flip, or affordable homeownership option. Contact agent for more information regarding owner-financing qualifications.

19. 2026-01-13
    status Active 980-char remark

    Show marketing remark (980 chars)

    OWNER FINANCING AVAILABLE — Great opportunity for investors or buyers seeking flexible purchase options. Investor opportunity in a well-positioned area of Columbus! This 2 bed, 1 bath property offers a functional open layout with vinyl flooring throughout. The living room and kitchen are filled with natural light from abundant windows, creating a welcoming atmosphere. A covered front porch, fenced-in yard, and two storage buildings add exterior value, while low-maintenance vinyl siding supports long-term ease. The home features a handicap-style bathtub and a removable front ramp, providing adaptability for various needs. The laundry room is conveniently located off the main living space, and the roof is only 1–2 years old. Positioned for easy access to shopping, dining, and major routes, this property offers strong potential as a rental, flip, or affordable homeownership option. Contact agent for more information regarding owner-financing qualifications.

20. 2026-01-13
    price $127,500 980-char remark

    Show marketing remark (980 chars)

    OWNER FINANCING AVAILABLE — Great opportunity for investors or buyers seeking flexible purchase options. Investor opportunity in a well-positioned area of Columbus! This 2 bed, 1 bath property offers a functional open layout with vinyl flooring throughout. The living room and kitchen are filled with natural light from abundant windows, creating a welcoming atmosphere. A covered front porch, fenced-in yard, and two storage buildings add exterior value, while low-maintenance vinyl siding supports long-term ease. The home features a handicap-style bathtub and a removable front ramp, providing adaptability for various needs. The laundry room is conveniently located off the main living space, and the roof is only 1–2 years old. Positioned for easy access to shopping, dining, and major routes, this property offers strong potential as a rental, flip, or affordable homeownership option. Contact agent for more information regarding owner-financing qualifications.

21. 2026-01-01
    historical 980-char remark

    Show marketing remark (980 chars)

    OWNER FINANCING AVAILABLE — Great opportunity for investors or buyers seeking flexible purchase options. Investor opportunity in a well-positioned area of Columbus! This 2 bed, 1 bath property offers a functional open layout with vinyl flooring throughout. The living room and kitchen are filled with natural light from abundant windows, creating a welcoming atmosphere. A covered front porch, fenced-in yard, and two storage buildings add exterior value, while low-maintenance vinyl siding supports long-term ease. The home features a handicap-style bathtub and a removable front ramp, providing adaptability for various needs. The laundry room is conveniently located off the main living space, and the roof is only 1–2 years old. Positioned for easy access to shopping, dining, and major routes, this property offers strong potential as a rental, flip, or affordable homeownership option. Contact agent for more information regarding owner-financing qualifications.

22. 2025-10-16
    status Active 980-char remark

    Show marketing remark (980 chars)

    OWNER FINANCING AVAILABLE — Great opportunity for investors or buyers seeking flexible purchase options. Investor opportunity in a well-positioned area of Columbus! This 2 bed, 1 bath property offers a functional open layout with vinyl flooring throughout. The living room and kitchen are filled with natural light from abundant windows, creating a welcoming atmosphere. A covered front porch, fenced-in yard, and two storage buildings add exterior value, while low-maintenance vinyl siding supports long-term ease. The home features a handicap-style bathtub and a removable front ramp, providing adaptability for various needs. The laundry room is conveniently located off the main living space, and the roof is only 1–2 years old. Positioned for easy access to shopping, dining, and major routes, this property offers strong potential as a rental, flip, or affordable homeownership option. Contact agent for more information regarding owner-financing qualifications.

23. 2025-09-25
    status Pending 980-char remark

    Show marketing remark (980 chars)

    OWNER FINANCING AVAILABLE — Great opportunity for investors or buyers seeking flexible purchase options. Investor opportunity in a well-positioned area of Columbus! This 2 bed, 1 bath property offers a functional open layout with vinyl flooring throughout. The living room and kitchen are filled with natural light from abundant windows, creating a welcoming atmosphere. A covered front porch, fenced-in yard, and two storage buildings add exterior value, while low-maintenance vinyl siding supports long-term ease. The home features a handicap-style bathtub and a removable front ramp, providing adaptability for various needs. The laundry room is conveniently located off the main living space, and the roof is only 1–2 years old. Positioned for easy access to shopping, dining, and major routes, this property offers strong potential as a rental, flip, or affordable homeownership option. Contact agent for more information regarding owner-financing qualifications.

24. 2025-09-16
    price $95,000 980-char remark

    Show marketing remark (980 chars)

    OWNER FINANCING AVAILABLE — Great opportunity for investors or buyers seeking flexible purchase options. Investor opportunity in a well-positioned area of Columbus! This 2 bed, 1 bath property offers a functional open layout with vinyl flooring throughout. The living room and kitchen are filled with natural light from abundant windows, creating a welcoming atmosphere. A covered front porch, fenced-in yard, and two storage buildings add exterior value, while low-maintenance vinyl siding supports long-term ease. The home features a handicap-style bathtub and a removable front ramp, providing adaptability for various needs. The laundry room is conveniently located off the main living space, and the roof is only 1–2 years old. Positioned for easy access to shopping, dining, and major routes, this property offers strong potential as a rental, flip, or affordable homeownership option. Contact agent for more information regarding owner-financing qualifications.

25. 2025-06-23
    price $112,500 980-char remark

    Show marketing remark (980 chars)

    OWNER FINANCING AVAILABLE — Great opportunity for investors or buyers seeking flexible purchase options. Investor opportunity in a well-positioned area of Columbus! This 2 bed, 1 bath property offers a functional open layout with vinyl flooring throughout. The living room and kitchen are filled with natural light from abundant windows, creating a welcoming atmosphere. A covered front porch, fenced-in yard, and two storage buildings add exterior value, while low-maintenance vinyl siding supports long-term ease. The home features a handicap-style bathtub and a removable front ramp, providing adaptability for various needs. The laundry room is conveniently located off the main living space, and the roof is only 1–2 years old. Positioned for easy access to shopping, dining, and major routes, this property offers strong potential as a rental, flip, or affordable homeownership option. Contact agent for more information regarding owner-financing qualifications.

26. 2025-06-04
    listed $119,900 Active 980-char remark

    Show marketing remark (980 chars)

    OWNER FINANCING AVAILABLE — Great opportunity for investors or buyers seeking flexible purchase options. Investor opportunity in a well-positioned area of Columbus! This 2 bed, 1 bath property offers a functional open layout with vinyl flooring throughout. The living room and kitchen are filled with natural light from abundant windows, creating a welcoming atmosphere. A covered front porch, fenced-in yard, and two storage buildings add exterior value, while low-maintenance vinyl siding supports long-term ease. The home features a handicap-style bathtub and a removable front ramp, providing adaptability for various needs. The laundry room is conveniently located off the main living space, and the roof is only 1–2 years old. Positioned for easy access to shopping, dining, and major routes, this property offers strong potential as a rental, flip, or affordable homeownership option. Contact agent for more information regarding owner-financing qualifications.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,950
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$3,636
• Taxable loss: −$2,260
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $407/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): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

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 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 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: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• 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

+4.3% since first listed

9 events — show timeline

• 2026-03-02 Price Changed $124,999 CBOR
• 2026-01-13 Relisted — CBOR
• 2026-01-13 Price Changed $127,500 CBOR
• 2026-01-01 Delisted — CBOR
• 2025-10-16 Relisted — CBOR
• 2025-09-25 Pending — CBOR
• 2025-09-16 Price Changed $95,000 CBOR
• 2025-06-23 Price Changed $112,500 CBOR
• 2025-06-04 Listed $119,900 CBOR

Property tax history

+1.3%/yr

Latest (2025): $95 · +1.3% YoY. Source: county tax records.