1103 Bryan Ave · Columbus, GA 31906

$87,500

3 bd · 1.0 ba · 1,243 sqft · SingleFamily public records · 65 Days on market

Built 1938 5,227 sqft lot $70/sqft · 41% above area Est $62k · 41% over ↓ 38% since listing

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.9/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in 2 Bedroom 1 Bathroom home. This home features a great sized living room, dining room, kitchen and a bonus/flex space too. Newer appliances and LVP flooring. New vanity in bathroom. Fireplace in living room for decorative purposes only.

Key facts

• Kitchen
• Living room
• Newer appliances

Tags

• LIVING ROOM
• DINING ROOM
• KITCHEN
• BONUS SPACE
• NEWER APPLIANCES
• LVP FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $268 ($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: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 30% of the median local income ($45k/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 $605 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 1938 — 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 $82,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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: 1.29% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

• ARV (median comp): $62,204
• List price: $87,500
• Delta: 40.67%
• 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
2309 Bell St	0.10mi	2/1.0 (-1)	1,187 (-4%)	1mo	$32,000	$27	82
2427 Marion St	0.19mi	3/2.0	1,350 (+9%)	5mo	$104,000	$77	68
2801 8th St	0.66mi	3/2.0	1,245 (+0%)	2mo	$125,000	$100	63
2812 8th St	0.69mi	3/2.5	1,257 (+1%)	2mo	$149,000	$119	58
2505 Heard St	0.67mi	3/1.0	1,158 (-7%)	2mo	$42,000	$36	56
2810 Thomas St	0.57mi	3/2.0	1,161 (-7%)	5mo	$90,000	$78	54
1081 Rigdon Rd	0.68mi	3/1.0	1,342 (+8%)	2mo	$65,000	$48	54
2716 Marion St	0.47mi	3/1.5	1,414 (+14%)	5mo	$80,000	$57	50
2416 Amos St	0.56mi	3/1.0	1,421 (+14%)	3mo	$56,000	$39	48
2822 Colorado St	0.58mi	2/2.0 (-1)	1,120 (-10%)	2mo	$41,000	$37	46
2911 Thomas St	0.66mi	3/2.0	1,400 (+13%)	4mo	$35,000	$25	41
2415 - 2417 6th St	0.72mi	4/2.0 (+1)	1,377 (+11%)	4mo	$156,000	$113	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: 5.2%
• Equity multiple: 1.20×
• Total profit: $5,017
• Equity at exit: $13,047

10-year hold

• IRR: 16.3%
• Equity multiple: 2.45×
• Total profit: $35,433
• Equity at exit: $7,565

Cash invested: $24,500 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$459
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $268

Break-even live

Break-even rent $792

Max offer price $87,500

Occupancy floor 71%

Sensitivity live

Price	-10% $317	-5% $293	+0% $268	+5% $243	+10% $218
Rent	-10% $179	-5% $223	+0% $268	+5% $312	+10% $357
Rate	-1.0pp $312	-0.5pp $290	base $268	+0.5pp $245	+1.0pp $222

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.11mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	14d	1	0.33mi
1258 Cedar Ave Columbus, GA	2.0	2.0	1220	$1,400	$1.15	44d	1	0.35mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	14d	1	0.53mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	44d	1	0.54mi
1514 Forest Ave Columbus, GA	2.0	1.5	1128	$840	$0.74	44d	1	0.56mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.59mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	21d	1	0.60mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	14d	1	0.63mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	14d	1	0.64mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	44d	1	0.71mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	0.80mi
1401 Coffee Ct Columbus, GA	4.0	1.0	1444	$1,250	$0.87	21d	1	0.85mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	44d	1	0.86mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	0.89mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	44d	1	0.89mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	44d	1	0.98mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	1.02mi
1815 17th Ave Apt 7 Columbus, GA	2.0	1.0	937	$1,040	$1.11	44d	1	1.05mi
1021 Adair Ave Unit 12 Columbus, GA	2.0	1.0	890	$1,050	$1.18	14d	1	1.12mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	44d	1	1.17mi
1033 Martin Luther King Junior Blvd Columbus, GA	2.0	1.0	935	$1,000	$1.07	14d	3	1.19mi
3503 Ruben St Columbus, GA	4.0	1.0	1054	$1,100	$1.04	14d	1	1.20mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	21d	1	1.21mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	14d	1	1.22mi
1527 11th Ave Columbus, GA	2.0	1.0	850	$1,000	$1.18	21d	1	1.24mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,355	$1.07	14d	6	1.36mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	1.36mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	1.40mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	21d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $87,500 Active 65 DOM
2. 2026-06-17
   days on market $87,500 Active 64 DOM
3. 2026-06-16
   days on market $87,500 Active 63 DOM
4. 2026-06-15
   days on market $87,500 Active 62 DOM
5. 2026-06-14
   days on market $87,500 Active 60 DOM
6. 2026-06-13
   days on market $87,500 Active 59 DOM
7. 2026-06-10
   days on market $87,500 Active 57 DOM
8. 2026-06-09
   days on market $87,500 Active 56 DOM
9. 2026-06-08
   days on market $87,500 Active 55 DOM
10. 2026-06-07
    days on market $87,500 Active 54 DOM
11. 2026-06-05
    days on market $87,500 Active 51 DOM
12. 2026-06-03
    days on market $87,500 Active 50 DOM
13. 2026-06-02
    days on market $87,500 Active 49 DOM
14. 2026-06-01
    days on market $87,500 Active 48 DOM
15. 2026-05-31
    days on market $87,500 Active 47 DOM
16. 2026-05-30
    days on market $87,500 Active 46 DOM
17. 2026-05-18
    price $87,500 243-char remark

    Show marketing remark (243 chars)

    Move in 2 Bedroom 1 Bathroom home. This home features a great sized living room, dining room, kitchen and a bonus/flex space too. Newer appliances and LVP flooring. New vanity in bathroom. Fireplace in living room for decorative purposes only.

18. 2026-05-18
    price $87,500 243-char remark

    Show marketing remark (243 chars)

    Move in 2 Bedroom 1 Bathroom home. This home features a great sized living room, dining room, kitchen and a bonus/flex space too. Newer appliances and LVP flooring. New vanity in bathroom. Fireplace in living room for decorative purposes only.

19. 2026-04-14
    status Active 243-char remark

    Show marketing remark (243 chars)

    Move in 2 Bedroom 1 Bathroom home. This home features a great sized living room, dining room, kitchen and a bonus/flex space too. Newer appliances and LVP flooring. New vanity in bathroom. Fireplace in living room for decorative purposes only.

20. 2026-04-14
    listed $90,000 New 243-char remark

    Show marketing remark (243 chars)

    Move in 2 Bedroom 1 Bathroom home. This home features a great sized living room, dining room, kitchen and a bonus/flex space too. Newer appliances and LVP flooring. New vanity in bathroom. Fireplace in living room for decorative purposes only.

21. 2026-03-28
    historical 243-char remark

    Show marketing remark (243 chars)

    Move in 2 Bedroom 1 Bathroom home. This home features a great sized living room, dining room, kitchen and a bonus/flex space too. Newer appliances and LVP flooring. New vanity in bathroom. Fireplace in living room for decorative purposes only.

22. 2026-03-24
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Move in 2 Bedroom 1 Bathroom home. This home features a great sized living room, dining room, kitchen and a bonus/flex space too. Newer appliances and LVP flooring. New vanity in bathroom. Fireplace in living room for decorative purposes only.

23. 2026-03-20
    listed $90,000 Active 243-char remark

    Show marketing remark (243 chars)

    Move in 2 Bedroom 1 Bathroom home. This home features a great sized living room, dining room, kitchen and a bonus/flex space too. Newer appliances and LVP flooring. New vanity in bathroom. Fireplace in living room for decorative purposes only.

24. 2024-11-26
    historical $1,100
25. 2024-10-27
    listed $1,100
26. 2024-01-01
    historical $950
27. 2023-12-18
    price $950
28. 2023-09-23
    price $1,000
29. 2023-06-22
    soldstatus $115,000 Closed
30. 2023-06-06
    historical
31. 2023-06-06
    listed $115,000
32. 2018-06-12
    soldstatus $170,000
33. 2018-02-01
    listed $42,600
34. 2013-12-24
    soldstatus $142,000

ⓘ 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: $1,561 · $130/mo
• Projected year-2 tax: $1,561 · $130/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: $13,568
• − Mortgage interest: −$4,901
• − Property taxes: −$1,561
• − Insurance: −$438
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,545
• Taxable income: $1,952
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $2,746/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

-38.4% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $87,500 CBOR
• 2026-05-18 Price Changed $87,500 GAMLS
• 2026-04-14 Relisted — CBOR
• 2026-04-14 Listed $90,000 GAMLS
• 2026-03-28 Delisted — CBOR
• 2026-03-24 Pending — CBOR
• 2026-03-20 Listed $90,000 CBOR
• 2024-11-26 Rental Removed $1,100 RENT.
• 2024-10-27 Listed for Rent $1,100 RENT.
• 2024-01-01 Rental Removed $950 APPFOLIO
• 2023-12-18 Price Changed $950 APPFOLIO
• 2023-09-23 Price Changed $1,000 APPFOLIO
• 2023-06-22 Sold (MLS) $115,000 CGMLS
• 2023-06-06 Listed $115,000 CGMLS
• 2023-06-06 Delisted — CGMLS
• 2018-06-12 Sold (Public Records) $170,000 Public Records
• 2018-02-01 Listed $42,600 CBOR
• 2013-12-24 Sold (Public Records) $142,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $1,561 · +0.0% YoY. Source: county tax records.