1002 Lawyers Ln · Columbus, GA 31906

$215,000

4 bd · 2.0 ba · 1,760 sqft · MultiFamily public records · 118 Days on market

Built 1930 0.31 ac lot

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Why this score? — see what drove the C+ 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Value-Add Triplex Opportunity | Strong Income Potential Excellent opportunity to acquire a three-unit property consisting of two separate buildings with significant upside potential. The first building features two spacious units: One 3-bedroom, 1-bath unit & One 3-bedroom, 2-bath unit. The second building offers a 1-bedroom, 1-bath unit, which is already rent-ready and positioned to generate immediate income. The remaining two units are in the final stages of renovation and present a prime value-add opportunity. Renovation items left to complete include: HVAC installation, Electrical completion in one unit, and other finish work Estimated remaining renovation cost is approximately $15,000, making this an attractive light-finish project. Once completed, the property has the potential to generate approximately $3,600 per month in gross rental income, with an estimated after-repair value (ARV) of $345,000 or more. Whether you're looking to expand your rental portfolio or secure a high-upside multifamily investment, this property offers strong cash flow potential and equity growth. Sold as-is.

Key facts

• Three unit property
• Hvac installation
• Triplex opportunity

Tags

• TRIPLEX OPPORTUNITY
• THREE UNIT PROPERTY
• TWO SEPARATE BUILDINGS
• RENT READY UNIT
• FINAL STAGES OF RENOVATION
• HVAC INSTALLATION

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×2bd/2ba + 1×1bd/1ba units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive. Per door: $187/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 fast (+4.8%/yr); 118 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $2,378/mo this rent would consume 63% of the median local household income ($45k/yr) (locally 1003% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $60k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $215k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (median comp): $128,589
• List price: $215,000
• Delta: 67.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $5,218
• Equity at exit: $32,057

10-year hold

• IRR: 13.4%
• Equity multiple: 2.15×
• Total profit: $69,111
• Equity at exit: $18,589

Cash invested: $60,200 (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 31906

• Rents YoY: 4.8%
• Active inventory: 118
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $2,378 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $560

Break-even live

Break-even rent $1,669

Max offer price $215,000

Occupancy floor 71%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$805
1× unit	2	2	$805
1× unit	1	1	$768
Total (3 units)			$2,378

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	44d	1	0.24mi
2309 Willard St Columbus, GA	3.0	2.0	1803	$1,700	$0.94	13d	1	0.27mi
2944 10th St Columbus, GA	3.0	1.0	1550	$925	$0.60	13d	1	0.38mi
1097 Bolton Ct Columbus, GA	3.0	2.5	2127	$1,350	$0.63	21d	1	0.53mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	0.55mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	13d	1	0.56mi
3122 Baldwin St Columbus, GA	5.0	2.0	1780	$1,500	$0.84	21d	1	0.60mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	44d	1	0.64mi
1192 Munro Ave Columbus, GA	3.0	2.0	1711	$1,750	$1.02	44d	1	0.67mi
3500 Ruben St Columbus, GA	4.0	3.0	2045	$1,295	$0.63	13d	1	0.91mi
1706 Wells Dr Columbus, GA	3.0	2.0	1990	$1,850	$0.93	13d	1	0.96mi
1401 Coffee Ct Columbus, GA	4.0	1.0	1444	$1,250	$0.87	21d	1	1.06mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,355	$1.07	13d	6	1.18mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	1.19mi
1908 Garrard St Columbus, GA	4.0	2.0	1716	$1,600	$0.93	21d	1	1.38mi
3552 Irwin Way Columbus, GA	4.0	2.0	1536	$1,725	$1.12	13d	1	1.38mi
3775 Steam Mill Rd Columbus, GA	3.0	2.0	1613	$2,100	$1.30	44d	1	1.38mi

Listing history 30 events

1. 2026-06-18
   days on market $215,000 Active 118 DOM
2. 2026-06-17
   days on market $215,000 Active 117 DOM
3. 2026-06-16
   days on market $215,000 Active 116 DOM
4. 2026-06-15
   days on market $215,000 Active 115 DOM
5. 2026-06-14
   days on market $215,000 Active 113 DOM
6. 2026-06-13
   days on market $215,000 Active 112 DOM
7. 2026-06-10
   days on market $215,000 Active 110 DOM
8. 2026-06-09
   days on market $215,000 Active 109 DOM
9. 2026-06-08
   days on market $215,000 Active 108 DOM
10. 2026-06-07
    days on market $215,000 Active 107 DOM
11. 2026-06-05
    days on market $215,000 Active 104 DOM
12. 2026-06-03
    days on market $215,000 Active 103 DOM
13. 2026-06-02
    days on market $215,000 Active 102 DOM
14. 2026-06-01
    days on market $215,000 Active 101 DOM
15. 2026-05-31
    days on market $215,000 Active 100 DOM
16. 2026-05-30
    days on market $215,000 Active 99 DOM
17. 2026-05-18
    price $215,000 1130-char remark

    Show marketing remark (1130 chars)

    Value-Add Triplex Opportunity | Strong Income Potential Excellent opportunity to acquire a three-unit property consisting of two separate buildings with significant upside potential. The first building features two spacious units: One 3-bedroom, 1-bath unit & One 3-bedroom, 2-bath unit. The second building offers a 1-bedroom, 1-bath unit, which is already rent-ready and positioned to generate immediate income. The remaining two units are in the final stages of renovation and present a prime value-add opportunity. Renovation items left to complete include: HVAC installation, Electrical completion in one unit, and other finish work Estimated remaining renovation cost is approximately $15,000, making this an attractive light-finish project. Once completed, the property has the potential to generate approximately $3,600 per month in gross rental income, with an estimated after-repair value (ARV) of $345,000 or more. Whether you're looking to expand your rental portfolio or secure a high-upside multifamily investment, this property offers strong cash flow potential and equity growth. Sold as-is.

18. 2026-02-16
    listed $250,000 New 1130-char remark

    Show marketing remark (1130 chars)

    Value-Add Triplex Opportunity | Strong Income Potential Excellent opportunity to acquire a three-unit property consisting of two separate buildings with significant upside potential. The first building features two spacious units: One 3-bedroom, 1-bath unit & One 3-bedroom, 2-bath unit. The second building offers a 1-bedroom, 1-bath unit, which is already rent-ready and positioned to generate immediate income. The remaining two units are in the final stages of renovation and present a prime value-add opportunity. Renovation items left to complete include: HVAC installation, Electrical completion in one unit, and other finish work Estimated remaining renovation cost is approximately $15,000, making this an attractive light-finish project. Once completed, the property has the potential to generate approximately $3,600 per month in gross rental income, with an estimated after-repair value (ARV) of $345,000 or more. Whether you're looking to expand your rental portfolio or secure a high-upside multifamily investment, this property offers strong cash flow potential and equity growth. Sold as-is.

19. 2023-10-30
    soldstatus $80,000
20. 2023-10-27
    soldstatus $80,000 Closed 139-char remark

    Show marketing remark (139 chars)

    Great investment opportunity! Take advantage of an opportunity to own three units. New roof on duplex. Rear apartment completely remodeled.

21. 2023-08-19
    status Pending 139-char remark

    Show marketing remark (139 chars)

    Great investment opportunity! Take advantage of an opportunity to own three units. New roof on duplex. Rear apartment completely remodeled.

22. 2023-08-12
    historical 139-char remark

    Show marketing remark (139 chars)

    Great investment opportunity! Take advantage of an opportunity to own three units. New roof on duplex. Rear apartment completely remodeled.

23. 2023-07-07
    status Active 139-char remark

    Show marketing remark (139 chars)

    Great investment opportunity! Take advantage of an opportunity to own three units. New roof on duplex. Rear apartment completely remodeled.

24. 2023-07-07
    price $100,000 139-char remark

    Show marketing remark (139 chars)

    Great investment opportunity! Take advantage of an opportunity to own three units. New roof on duplex. Rear apartment completely remodeled.

25. 2023-06-08
    status Pending 139-char remark

    Show marketing remark (139 chars)

    Great investment opportunity! Take advantage of an opportunity to own three units. New roof on duplex. Rear apartment completely remodeled.

26. 2023-04-25
    listed $115,000 Active 139-char remark

    Show marketing remark (139 chars)

    Great investment opportunity! Take advantage of an opportunity to own three units. New roof on duplex. Rear apartment completely remodeled.

27. 2020-11-18
    soldstatus $55,000
28. 2020-11-02
    soldstatus $55,000
29. 2020-10-29
    soldstatus $55,000
30. 2020-09-08
    listed $66,000

ⓘ 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: $1,214 · $101/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$764/yr (+$64/mo · 62.9%)

ⓘ 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 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: $28,536
• − Mortgage interest: −$12,043
• − Property taxes: −$1,214
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − Depreciation: −$6,255
• Taxable income: $3,383
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $5,913/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): 20,400
• Household income: $44,965
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1003.0

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 28% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Slovak 1% Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -122.49%
• Current HPI: 113.2749
• Rent YoY: ▲ 4.82%
• 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

+225.8% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $215,000 GAMLS
• 2026-02-16 Listed $250,000 GAMLS
• 2023-10-30 Sold (Public Records) $80,000 Public Records
• 2023-10-27 Sold (MLS) $80,000 CBOR
• 2023-08-19 Pending — CBOR
• 2023-08-12 Delisted — CBOR
• 2023-07-07 Relisted — CBOR
• 2023-07-07 Price Changed $100,000 CBOR
• 2023-06-08 Pending — CBOR
• 2023-04-25 Listed $115,000 CBOR
• 2020-11-18 Sold (Public Records) $55,000 Public Records
• 2020-11-02 Sold (MLS) $55,000 GAMLS
• 2020-10-29 Sold (MLS) $55,000 FMLS
• 2020-09-08 Listed $66,000 FMLS

Property tax history

+4.5%/yr

Latest (2025): $1,214 · +0.0% YoY. Source: county tax records.