1642 Berkley Ave · Columbus, GA 31907

$88,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 56 Days on market

Built 1948 0.30 ac lot Est $120k · 27% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.8/10.0
• 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

Great investment opportunity! This 2-bedroom, 1-bath home is offering immediate income potential with flexibility for future plans. Recent updates include a newer HVAC system and a newly built porch, adding value and appeal. Whether you're looking to expand your rental portfolio or secure a property with steady cash flow, this one is worth a look.

Key facts

• Newly built porch
• Newer hvac system
• 0.3 acre lot

Tags

• NEWER HVAC SYSTEM
• NEWLY BUILT PORCH

Property features AI

Finance

• Other: Single total unit (1)
• HOA & community: No homeowners association; No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential income property; Multi-family house; Built in 1948
• Construction: Built in 1948
• Exterior features: Other construction materials; Lot approximately 0.30 acres (public records)

Interior

• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One level; Crawl space basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% 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+, 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: Rigdon Road Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 403 students, 97% FRL); Richards Middle School (math 45% / reading 59%, grade C+, #60 of 470 statewide, top 13%, 819 students, 97% FRL); Hardaway High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 1,184 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 fast (+4.8%/yr); 256 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $608 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $66k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1948 — 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. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $120,033
• List price: $88,000
• Delta: -26.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1650 Berkley Ave	0.02mi	2/1.0	784 (+13%)	2mo	$37,650	$48	76
2221 Avalon Rd	0.43mi	2/1.0	756 (+9%)	8mo	$80,000	$106	58

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,249
• Equity at exit: $13,121

10-year hold

• IRR: 13.6%
• Equity multiple: 2.18×
• Total profit: $28,965
• Equity at exit: $7,609

Cash invested: $24,640 (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 31907

• Rents YoY: 4.8%
• Active inventory: 256
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $229

Break-even live

Break-even rent $746

Max offer price $88,000

Occupancy floor 73%

Sensitivity live

Price	-10% $279	-5% $254	+0% $229	+5% $204	+10% $179
Rent	-10% $147	-5% $188	+0% $229	+5% $270	+10% $311
Rate	-1.0pp $273	-0.5pp $251	base $229	+0.5pp $206	+1.0pp $183

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	14d	1	1.19mi

Listing history 21 events

1. 2026-06-18
   days on market $88,000 Active 56 DOM
2. 2026-06-17
   days on market $88,000 Active 55 DOM
3. 2026-06-16
   days on market $88,000 Active 54 DOM
4. 2026-06-15
   days on market $88,000 Active 53 DOM
5. 2026-06-14
   days on market $88,000 Active 51 DOM
6. 2026-06-13
   days on market $88,000 Active 50 DOM
7. 2026-06-10
   days on market $88,000 Active 48 DOM
8. 2026-06-09
   days on market $88,000 Active 47 DOM
9. 2026-06-08
   days on market $88,000 Active 46 DOM
10. 2026-06-07
    days on market $88,000 Active 45 DOM
11. 2026-06-05
    days on market $88,000 Active 42 DOM
12. 2026-06-03
    days on market $88,000 Active 41 DOM
13. 2026-06-02
    days on market $88,000 Active 40 DOM
14. 2026-06-01
    days on market $88,000 Active 39 DOM
15. 2026-05-31
    days on market $88,000 Active 38 DOM
16. 2026-05-30
    days on market $88,000 Active 37 DOM
17. 2026-04-23
    listed $88,000 New 349-char remark

    Show marketing remark (349 chars)

    Great investment opportunity! This 2-bedroom, 1-bath home is offering immediate income potential with flexibility for future plans. Recent updates include a newer HVAC system and a newly built porch, adding value and appeal. Whether you're looking to expand your rental portfolio or secure a property with steady cash flow, this one is worth a look.

18. 2026-04-23
    listed $88,000 Active 349-char remark

    Show marketing remark (349 chars)

    Great investment opportunity! This 2-bedroom, 1-bath home is offering immediate income potential with flexibility for future plans. Recent updates include a newer HVAC system and a newly built porch, adding value and appeal. Whether you're looking to expand your rental portfolio or secure a property with steady cash flow, this one is worth a look.

19. 2022-05-13
    soldstatus $66,000
20. 2022-05-10
    soldstatus $66,000 Closed

    Show marketing remark (545 chars)

    GREAT INVESTMENT PROPERTY TOTAL ELECTRIC. SECTION 8 TENANT LIVING THERE ONE YEAR. LEASE AUTOMATICALLY RENEWS FOR 12 MONTHS. - CURRENT RENT $675. “HAP- SECTION 8 HAS OFFICIALLY APPROVED AN INCREASE IN RENT TO $875.00 PER MONTH BEGINNING MAY 1, 2022. TENANT IS HANDICAPPED AND HAD A HANDICAP RAMP INSTALLED. SHE WOULD LIKE TO STAY THERE AS LONG AS POSSIBLE. GOOD CONDITION, LVP FLOORING RECENTLY INSTALLED. 12' x 24' WIRED WORKSHOP/STORAGE BUILDING IN LARGE LEVEL BACKYARD. PROPERTY CAN BE VIEWED DURING DUE DILIGENCE. NO LOCKBOX, NO SIGN.

21. 2022-02-19
    listed $64,900

    Show marketing remark (545 chars)

    GREAT INVESTMENT PROPERTY TOTAL ELECTRIC. SECTION 8 TENANT LIVING THERE ONE YEAR. LEASE AUTOMATICALLY RENEWS FOR 12 MONTHS. - CURRENT RENT $675. “HAP- SECTION 8 HAS OFFICIALLY APPROVED AN INCREASE IN RENT TO $875.00 PER MONTH BEGINNING MAY 1, 2022. TENANT IS HANDICAPPED AND HAD A HANDICAP RAMP INSTALLED. SHE WOULD LIKE TO STAY THERE AS LONG AS POSSIBLE. GOOD CONDITION, LVP FLOORING RECENTLY INSTALLED. 12' x 24' WIRED WORKSHOP/STORAGE BUILDING IN LARGE LEVEL BACKYARD. PROPERTY CAN BE VIEWED DURING DUE DILIGENCE. NO LOCKBOX, NO SIGN.

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,096 · $91/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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,430
• − Mortgage interest: −$4,929
• − Property taxes: −$1,096
• − Insurance: −$440
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,560
• Taxable income: $1,416
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,406/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): 59,110
• Household income: $54,453
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2138.0

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 22% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -125.88%
• Current HPI: 151.74
• 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

+35.6% since first listed

5 events — show timeline

• 2026-04-23 Listed $88,000 CBOR
• 2026-04-23 Listed $88,000 GAMLS
• 2022-05-13 Sold (Public Records) $66,000 Public Records
• 2022-05-10 Sold (MLS) $66,000 CBOR
• 2022-02-19 Listed $64,900 CBOR

Property tax history

+4.3%/yr

Latest (2025): $1,096 · +0.0% YoY. Source: county tax records.