2318 Huggins St · Columbus, GA 31903

$113,000

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 219 Days on market

Built 1940 7,841 sqft lot $106/sqft · 145% above area ↓ 35% 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special!!!. Low maintenance rental recently updated steady income. This is a HAPP approved rental.

Key facts

• 7,841 sq ft lot
• Listed 219 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/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 $108k (4.7% below list).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Martin Luther King- Jr. Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 456 students, 96% FRL); Baker Middle School (math 2% / reading 9%, grade F, #461 of 470 statewide, top 98%, 588 students, 97% FRL); Carver High School (math 10% / reading 75%, grade F, #51 of 424 statewide, top 12%, 916 students, 97% 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 (+1.8%/yr); 105 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 40% of the median local income ($32k/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 $781 of loan paydown is wiped out by about $3k 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 219 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $99,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 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 1940 — 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. 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: 0.95% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $46,100
• List price: $113,000
• Delta: 145.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2517 Garden Dr	0.47mi	2/— (-1)	1,004 (-6%)	3mo	$38,000	$38	61
2916 Lee St	0.65mi	2/1.0 (-1)	1,021 (-4%)	2mo	$42,000	$41	56
184 30th Ave	0.64mi	3/1.0	961 (-10%)	8mo	$105,000	$109	47
400 29th Ave Lot 23	0.74mi	3/2.0	1,024 (-4%)	11mo	$17,000	$17	46
455 Harold St	0.67mi	3/1.0	1,024 (-4%)	20mo	$51,000	$50	45
427 Bernard Dr	0.63mi	2/1.0 (-1)	981 (-8%)	9mo	$65,500	$67	44
481 N Harold St	0.74mi	2/1.0 (-1)	960 (-10%)	2mo	$50,000	$52	42
2713 Dawson St	0.54mi	2/1.0 (-1)	918 (-14%)	6mo	$22,142	$24	42
345 29th Ave	0.63mi	2/1.0 (-1)	944 (-12%)	9mo	$39,500	$42	39
2830 North Lumpkin Rd	0.55mi	4/2.0 (+1)	1,223 (+14%)	8mo	$111,000	$91	35
2813 Clover Ln	0.71mi	2/1.0 (-1)	942 (-12%)	14mo	$41,000	$44	30
2702 Clover Ln	0.60mi	2/1.0 (-1)	924 (-14%)	18mo	$78,900	$85	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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-10,365
• Equity at exit: $16,849

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-2,314
• Equity at exit: $9,770

Cash invested: $31,640 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 105
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,077 high
• Mortgage (P&I): −$593
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $145

Break-even live

Break-even rent $894

Max offer price $113,000

Occupancy floor 82%

Sensitivity live

Price	-10% $209	-5% $177	+0% $145	+5% $113	+10% $81
Rent	-10% $60	-5% $103	+0% $145	+5% $188	+10% $230
Rate	-1.0pp $202	-0.5pp $174	base $145	+0.5pp $116	+1.0pp $86

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	23d	1	0.48mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	45d	1	0.54mi
2823 Lee St Columbus, GA	4.0	2.0	1328	$1,500	$1.13	23d	1	0.60mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$1,099	$1.00	15d	8	0.73mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	23d	1	0.79mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	15d	1	0.88mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	23d	1	0.95mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$1,099	$1.02	15d	14	0.98mi
1401 Coffee Ct Columbus, GA	4.0	1.0	1444	$1,250	$0.87	23d	1	1.09mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	45d	1	1.18mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	45d	1	1.20mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	15d	1	1.22mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	45d	1	1.23mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	23d	1	1.37mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	45d	1	1.43mi

Listing history 20 events

1. 2026-06-22
   days on market $113,000 Active 219 DOM
2. 2026-06-18
   days on market $113,000 Active 216 DOM
3. 2026-06-17
   days on market $113,000 Active 215 DOM
4. 2026-06-16
   days on market $113,000 Active 214 DOM
5. 2026-06-15
   days on market $113,000 Active 213 DOM
6. 2026-06-14
   days on market $113,000 Active 211 DOM
7. 2026-06-13
   days on market $113,000 Active 210 DOM
8. 2026-06-10
   days on market $113,000 Active 208 DOM
9. 2026-06-09
   days on market $113,000 Active 207 DOM
10. 2026-06-08
    days on market $113,000 Active 206 DOM
11. 2026-06-07
    days on market $113,000 Active 205 DOM
12. 2026-06-05
    days on market $113,000 Active 202 DOM
13. 2026-06-03
    days on market $113,000 Active 201 DOM
14. 2026-06-02
    days on market $113,000 Active 200 DOM
15. 2026-06-01
    days on market $113,000 Active 199 DOM
16. 2026-05-31
    days on market $113,000 Active 198 DOM
17. 2026-05-30
    days on market $113,000 Active 197 DOM
18. 2025-11-14
    listed $113,000 Active 107-char remark

    Show marketing remark (107 chars)

    Investor Special!!!. Low maintenance rental recently updated steady income. This is a HAPP approved rental.

19. 2019-06-24
    soldstatus $150,000 431-char remark

    Show marketing remark (431 chars)

    Take this great opportunity to start or expand your investment portfolio with 5 properties being sold as a package deal! All properties are occupied with great rental history's. Benefit from recent updates to some of the properties such as new kitchen appliances & counter tops, newer bathroom floors & cabinets, Fresh paint, updated breaker box and newer roof's. This property rents for $675. Call today for more info!

20. 2019-02-04
    listed $174,900 431-char remark

    Show marketing remark (431 chars)

    Take this great opportunity to start or expand your investment portfolio with 5 properties being sold as a package deal! All properties are occupied with great rental history's. Benefit from recent updates to some of the properties such as new kitchen appliances & counter tops, newer bathroom floors & cabinets, Fresh paint, updated breaker box and newer roof's. This property rents for $675. Call today for more info!

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$244/yr (+$20/mo · 30.7%)

ⓘ 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 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,927
• − Mortgage interest: −$6,330
• − Property taxes: −$795
• − Insurance: −$565
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$3,287
• Taxable loss: −$119
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $1,769/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

-35.4% since first listed

3 events — show timeline

• 2025-11-14 Listed $113,000 CBOR
• 2019-06-24 Sold (MLS) $150,000 CBOR
• 2019-02-04 Listed $174,900 CBOR

Property tax history

+7.6%/yr

Latest (2025): $795 · +0.0% YoY. Source: county tax records.