2717 Baldwin St · Columbus, GA 31906

$61,000

1 bd · 1.0 ba · 869 sqft · SingleFamily public records · 172 Days on market

Built 1940 $70/sqft · at area comps Est $62k · at est.

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +8.4/15.0
• 1% rule +7.8/10.0
• 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

Listing remarks MLS

Fully renovated 2 bedroom 1 bath home new roof, vinyl flooring , carpet, fixtures, partially fenced backyard. Great opportunity for first time home buyer, or investor looking to add to rental portfolio. No seller financing available. Move in Ready.

Key facts

• Vinyl flooring
• New roof
• Listed 172 days

Tags

• NEW ROOF
• VINYL FLOORING
• PARTIALLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($781 rent vs $61k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $422 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $61k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $53,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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. 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: 1.28% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.13%
• DSCR: 1.54
• GRM: 6.5

CMA / ARV

• ARV (median comp): $62,184
• List price: $61,000
• Delta: -1.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2810 Baldwin St	0.09mi	1/1.0	752 (-14%)	2mo	$58,500	$78	72
2502 Heard St	0.35mi	2/2.0 (+1)	864 (-1%)	4mo	$67,900	$79	70
3027 Colorado St	0.38mi	2/1.0 (+1)	831 (-4%)	0mo	$11,000	$13	69
3011 Colorado St	0.35mi	2/1.0 (+1)	894 (+3%)	9mo	$66,000	$74	66
2429 Bell St	0.38mi	2/1.0 (+1)	966 (+11%)	6mo	$22,142	$23	54
937 Diggs Ave	0.74mi	2/1.0 (+1)	840 (-3%)	2mo	$30,000	$36	53
1010 34th Ave	0.69mi	2/1.0 (+1)	792 (-9%)	15mo	$47,000	$59	36

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $2,591
• Equity at exit: $9,095

10-year hold

• IRR: 15.1%
• Equity multiple: 2.33×
• Total profit: $22,720
• Equity at exit: $5,274

Cash invested: $17,080 (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: 6.5×

Monthly cashflow live

• Estimated rent: $781 high
• Mortgage (P&I): −$320
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $173

Break-even live

Break-even rent $563

Max offer price $61,000

Occupancy floor 73%

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	14d	1	0.03mi
916 Lawyers Ln Columbus, GA	1.0	1.0	833	$525	$0.63	21d	1	0.12mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	0.48mi
2516 Schaul St Columbus, GA	1.0	1.0	610	$775	$1.27	44d	1	0.50mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	21d	1	0.50mi
604 Morris Rd Columbus, GA	1.0	1.0	568	$625	$1.10	44d	1	0.67mi
784 Terminal Ct Unit 11 Columbus, GA	2.0	1.0	600	$725	$1.21	44d	1	0.69mi
497 Mellon St Columbus, GA	1.0	1.0	600	$600	$1.00	21d	1	0.80mi
1315 Wildwood Ave Unit 1 Columbus, GA	1.0	1.0	700	$670	$0.96	44d	1	0.85mi
1315 Wildwood Ave Unit 18 Columbus, GA	1.0	1.0	625	$700	$1.12	14d	1	0.85mi
1315 Wildwood Ave Unit 29 Columbus, GA	1.0	1.0	752	$710	$0.94	21d	1	0.85mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	14d	1	0.87mi
1919 12th St Unit B Columbus, GA	1.0	1.0	925	$725	$0.78	44d	1	0.94mi
706 Palmetto Ave Unit B Columbus, GA	2.0	1.0	675	$700	$1.04	14d	1	0.99mi
2406 Dawson St #2 Columbus, GA	2.0	1.0	565	$700	$1.24	21d	1	1.01mi
1219 Owsley Ave Columbus, GA	1.0	1.0	951	$900	$0.95	44d	1	1.01mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	1.01mi
822 Ragland Ct Unit A Columbus, GA	2.0	1.0	600	$775	$1.29	44d	1	1.20mi
214 23rd Ave Unit A Columbus, GA	1.0	1.0	640	$410	$0.64	14d	1	1.21mi
2106 S Andrews Cir Unit A Columbus, GA	1.0	1.0	700	$575	$0.82	14d	1	1.22mi
917 Oakview Ave Unit 5 Columbus, GA	1.0	1.0	700	$975	$1.39	44d	1	1.33mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	44d	1	1.33mi
917 Oakview Ave Unit D Columbus, GA	1.0	1.0	700	$975	$1.39	44d	1	1.33mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	21d	1	1.33mi
1519 16th Ave Columbus, GA	1.0	1.0	1000	$1,300	$1.30	44d	1	1.36mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$875	$0.91	14d	12	1.44mi

Listing history 16 events

1. 2026-05-15
   price $61,000 248-char remark

   Show marketing remark (248 chars)

   Fully renovated 2 bedroom 1 bath home new roof, vinyl flooring , carpet, fixtures, partially fenced backyard. Great opportunity for first time home buyer, or investor looking to add to rental portfolio. No seller financing available. Move in Ready.

2. 2025-12-06
   listed $70,000 Active 248-char remark

   Show marketing remark (248 chars)

   Fully renovated 2 bedroom 1 bath home new roof, vinyl flooring , carpet, fixtures, partially fenced backyard. Great opportunity for first time home buyer, or investor looking to add to rental portfolio. No seller financing available. Move in Ready.

3. 2025-11-05
   price $70,000
4. 2025-08-13
   price $72,000
5. 2025-07-22
   price $74,000
6. 2025-06-25
   price $76,000
7. 2025-06-05
   historical
8. 2025-03-23
   price $79,500
9. 2025-02-01
   listed $80,000 Active
10. 2025-01-01
    price $80,000
11. 2024-12-04
    historical
12. 2024-08-07
    price $90,000
13. 2024-06-17
    listed $99,000 Active
14. 2021-03-08
    soldstatus $24,000
15. 2021-03-05
    soldstatus $24,000
16. 2020-12-04
    listed $24,000

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $1,192 · $99/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 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: $9,376
• − Mortgage interest: −$3,417
• − Property taxes: −$1,192
• − Insurance: −$305
• − Repairs & maintenance: −$750
• − Management: −$750
• − Depreciation: −$1,775
• Taxable income: $1,187
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $1,786/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

+154.2% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $61,000 CBOR
• 2025-12-06 Listed $70,000 CBOR
• 2025-11-05 Price Changed $70,000 CBOR
• 2025-08-13 Price Changed $72,000 CBOR
• 2025-07-22 Price Changed $74,000 CBOR
• 2025-06-25 Price Changed $76,000 CBOR
• 2025-06-05 Listing Removed — FMLS
• 2025-03-23 Price Changed $79,500 CBOR
• 2025-02-01 Listed $80,000 FMLS
• 2025-01-01 Price Changed $80,000 CBOR
• 2024-12-04 Listing Removed — FMLS
• 2024-08-07 Price Changed $90,000 FMLS
• 2024-06-17 Listed $99,000 FMLS
• 2021-03-08 Sold (Public Records) $24,000 Public Records
• 2021-03-05 Sold (MLS) $24,000 CBOR
• 2020-12-04 Listed $24,000 CBOR

Property tax history

+19.8%/yr

Latest (2025): $1,192 · +386.5% YoY. Source: county tax records.