310 35th St · Columbus, GA 31904

$35,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 266 Days on market

Built 1932 4,356 sqft lot $32/sqft · 80% below area ↓ 4% since listing

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

Investor Opportunity! Please see property facts for more information. 2-house portfolio to be sold together.

Key facts

• 4,356 sq ft lot
• Listed 266 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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+, 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; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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: 2.98% ✓
• Cap rate: 26.23%
• Cash-on-cash: 71.21%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (median comp): $174,757
• List price: $35,000
• Delta: -79.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 40th St	0.34mi	2/1.0	1,092 (+1%)	3mo	$39,000	$36	80
3701 4th Ave	0.13mi	3/2.0 (+1)	1,137 (+5%)	1mo	$178,000	$157	76
7 29th St	0.48mi	3/1.0 (+1)	1,079 (-0%)	1mo	$35,000	$32	72
3018 4th Ave	0.27mi	2/1.0	962 (-11%)	2mo	$22,500	$23	68
1010 Neil Dr	0.66mi	2/1.0	1,099 (+2%)	0mo	$35,500	$32	66
516 42nd St	0.46mi	2/1.0	1,100 (+2%)	12mo	$95,000	$86	65
2902 Bradley Cir	0.45mi	2/1.0	1,065 (-1%)	16mo	$51,000	$48	64
1009 Neil Dr	0.68mi	2/1.5	1,052 (-3%)	1mo	$95,000	$90	61
325 28th St	0.43mi	3/1.0 (+1)	1,180 (+9%)	4mo	$25,000	$21	56
516 Walnut St	0.26mi	3/2.0 (+1)	1,160 (+7%)	16mo	$80,893	$70	54
2 Linden Pt	0.59mi	2/1.0	1,175 (+9%)	10mo	$105,000	$89	49
5 Magnolia St	0.74mi	2/1.0	1,193 (+10%)	1mo	$105,000	$88	47

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: 70.9%
• Equity multiple: 4.21×
• Total profit: $31,426
• Equity at exit: $5,219

10-year hold

• IRR: 74.9%
• Equity multiple: 8.68×
• Total profit: $75,299
• Equity at exit: $3,026

Cash invested: $9,800 (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 31904

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$184
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $582

Break-even live

Break-even rent $309

Max offer price $35,000

Occupancy floor 39%

Sensitivity live

Price	-10% $601	-5% $591	+0% $582	+5% $572	+10% $562
Rent	-10% $499	-5% $540	+0% $582	+5% $623	+10% $664
Rate	-1.0pp $599	-0.5pp $590	base $582	+0.5pp $572	+1.0pp $563

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3414 3rd Ave Columbus, GA	1.0	1.0	810	$850	$1.05	22d	1	0.03mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	15d	1	0.25mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	15d	1	0.31mi
4001 3rd Ave Unit A or B Columbus, GA	1.0	1.0	800	$750	$0.94	15d	1	0.36mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	15d	1	0.50mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	22d	1	0.55mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	22d	1	0.58mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	45d	1	0.65mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	45d	1	0.65mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	22d	1	0.83mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	45d	1	0.84mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	45d	1	0.88mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	45d	1	1.02mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	45d	1	1.04mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	15d	1	1.08mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	22d	1	1.17mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	45d	3	1.17mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	45d	1	1.19mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	45d	1	1.19mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	45d	1	1.32mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	45d	1	1.36mi
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	22d	1	1.37mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	45d	1	1.45mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	15d	1	1.48mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	45d	1	1.48mi

Listing history 8 events

1. 2026-05-30
   status $35,000 Pending 266 DOM
2. 2026-02-16
   status Active 109-char remark

   Show marketing remark (109 chars)

   Investor Opportunity! Please see property facts for more information. 2-house portfolio to be sold together.

3. 2026-02-16
   historical 109-char remark

   Show marketing remark (109 chars)

   Investor Opportunity! Please see property facts for more information. 2-house portfolio to be sold together.

4. 2025-10-30
   status Active 109-char remark

   Show marketing remark (109 chars)

   Investor Opportunity! Please see property facts for more information. 2-house portfolio to be sold together.

5. 2025-10-30
   price $48,000 109-char remark

   Show marketing remark (109 chars)

   Investor Opportunity! Please see property facts for more information. 2-house portfolio to be sold together.

6. 2025-10-09
   status Pending 109-char remark

   Show marketing remark (109 chars)

   Investor Opportunity! Please see property facts for more information. 2-house portfolio to be sold together.

7. 2025-09-08
   price $39,000 109-char remark

   Show marketing remark (109 chars)

   Investor Opportunity! Please see property facts for more information. 2-house portfolio to be sold together.

8. 2025-08-15
   listed $50,000 Active 109-char remark

   Show marketing remark (109 chars)

   Investor Opportunity! Please see property facts for more information. 2-house portfolio to be sold together.

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $548 · $46/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 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: $12,536
• − Mortgage interest: −$1,961
• − Property taxes: −$548
• − Insurance: −$175
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,018
• Taxable income: $6,829
• Est. tax owed @ 24.0%: −$1,639
• After-tax cash flow: $5,339/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

-4.0% since first listed

7 events — show timeline

• 2026-02-16 Relisted — CBOR
• 2026-02-16 Delisted — CBOR
• 2025-10-30 Relisted — CBOR
• 2025-10-30 Price Changed $48,000 CBOR
• 2025-10-09 Pending — CBOR
• 2025-09-08 Price Changed $39,000 CBOR
• 2025-08-15 Listed $50,000 CBOR

Property tax history

+0.9%/yr

Latest (2025): $548 · +0.0% YoY. Source: county tax records.