1044 32nd St · Columbus, GA 31904

$15,000

3 bd · 1.0 ba · 1,854 sqft · SingleFamily public records · 31 Days on market

Built 1942 5,663 sqft lot ↓ 50% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

New investment opportunity in the heart of Columbus! Located at 1044 32nd St, this property offers strong potential for investors, flippers, or buyers looking for their next project. Conveniently situated just minutes from shopping, restaurants, and everyday amenities, the location adds great value and accessibility. The home has sustained fire damage and is being sold AS-IS.

Key facts

• 5,663 sq ft lot
• Listed 31 days

Property features AI

Finance

• Other: Listing broker: Keller Williams Auburn/Opelika; Listing agent: Courtney Jimmerson, phone [phone]

Exterior

• Home design: Single-family residence (Residential property)
• Exterior features: Lot approximately 0.13 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Located in the Rosehill Heights subdivision; Directions provided: From Downtown Columbus, take Veterans Parkway north, turn left on 32nd St and continue straight to 1044 32nd.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 98.4% 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 (+3.0%/yr); 327 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $104 of loan paydown is wiped out by about $450 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 + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 10.59% ✓
• Cap rate: 98.37%
• Cash-on-cash: 328.84%
• DSCR: 15.63
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $196,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3504 14th Ave	0.37mi	3/1.0	1,922 (+4%)	12mo	$100,000	$52	67
3316 Woodlawn Ave	0.52mi	3/3.0	1,865 (+1%)	3mo	$224,900	$121	64
2808 Beacon Ave	0.28mi	3/2.0	1,790 (-4%)	17mo	$190,000	$106	63
2718 10th Ave	0.33mi	3/2.0	1,656 (-11%)	4mo	$175,000	$106	60
1433 35th St	0.43mi	3/2.0	1,938 (+4%)	13mo	$225,000	$116	58
3405 13th Ave	0.23mi	2/2.0 (-1)	1,705 (-8%)	13mo	$150,000	$88	56
1810 Shannon Dr	0.69mi	4/2.0 (+1)	1,825 (-2%)	1mo	$185,000	$101	56
2820 Beacon Ave	0.25mi	3/3.0	2,034 (+10%)	11mo	$144,000	$71	55
1026 Neil Dr	0.61mi	3/2.0	1,624 (-12%)	2mo	$168,200	$104	45
3524 15th Ave	0.51mi	4/2.0 (+1)	1,716 (-7%)	12mo	$219,000	$128	45
1722 34th St	0.71mi	4/2.0 (+1)	2,028 (+9%)	2mo	$213,900	$105	41
1719 Slade Dr	0.70mi	2/2.0 (-1)	1,662 (-10%)	7mo	$249,900	$150	35

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: —
• Equity multiple: 17.90×
• Total profit: $70,961
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 38.27×
• Total profit: $156,541
• Equity at exit: $1,297

Cash invested: $4,200 (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: 327
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $1,151

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 23%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2908 10th Ave Columbus, GA	3.0	2.0	2232	$2,000	$0.90	43d	1	0.17mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	13d	1	0.40mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	43d	1	0.64mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	43d	1	0.74mi
1908 Garrard St Columbus, GA	4.0	2.0	1716	$1,600	$0.93	21d	1	1.05mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	21d	1	1.17mi
1 Magnolia St Columbus, GA	3.0	2.0	1542	$1,195	$0.77	13d	1	1.24mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	13d	1	1.24mi

Listing history 18 events

1. 2026-06-18
   days on market $15,000 Active 31 DOM
2. 2026-06-17
   days on market $15,000 Active 30 DOM
3. 2026-06-16
   days on market $15,000 Active 29 DOM
4. 2026-06-15
   days on market $15,000 Active 28 DOM
5. 2026-06-14
   days on market $15,000 Active 26 DOM
6. 2026-06-13
   days on market $15,000 Active 25 DOM
7. 2026-06-10
   days on market $15,000 Active 23 DOM
8. 2026-06-09
   days on market $15,000 Active 22 DOM
9. 2026-06-08
   days on market $15,000 Active 21 DOM
10. 2026-06-07
    days on market $15,000 Active 20 DOM
11. 2026-06-05
    days on market $15,000 Active 17 DOM
12. 2026-06-03
    days on market $15,000 Active 16 DOM
13. 2026-06-02
    days on market $15,000 Active 15 DOM
14. 2026-06-01
    days on market $15,000 Active 14 DOM
15. 2026-05-31
    days on market $15,000 Active 13 DOM
16. 2026-05-30
    days on market $15,000 Active 12 DOM
17. 2026-05-18
    listed $15,000 Active
18. 2025-06-29
    price $30,000

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $19,057
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$436
• Taxable income: $14,431
• Est. tax owed @ 24.0%: −$3,464
• After-tax cash flow: $10,348/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

-50.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $15,000 CBOR
• 2025-06-29 Price Changed $30,000 CBOR

Property tax history

+12.4%/yr

Latest (2025): $2,081 · +0.0% YoY. Source: county tax records.