4521 19th Ave · Columbus, GA 31904

$60,000

2 bd · 1.0 ba · 1,111 sqft · SingleFamily public records · 16 Days on market

Built 1951 ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient to everywhere in Columbus!! Must see, brick starter home or investment opportunity!! This 2 bedroom 1 bath home features original hardwood floors throughout the living areas along with a great size kitchen with new flooring. 2 closets in each bedroom! Tons of natural light throughout the home. Has two decks, one in the front of the home and one overlooking the backyard that is great for entertaining.

Key facts

• Listed 16 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.8% 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+, 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 (+3.0%/yr); 327 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 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 + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 1951 — 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.90% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.88%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $147,763
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 42nd St	0.33mi	3/1.0 (+1)	1,107 (-0%)	0mo	$130,000	$117	78
4714 18th Ave	0.12mi	3/1.0 (+1)	1,040 (-6%)	5mo	$114,000	$110	75
4717 16th Ave	0.25mi	3/1.0 (+1)	1,064 (-4%)	6mo	$78,000	$73	72
4213 17th Ave	0.28mi	2/1.0	980 (-12%)	8mo	$75,000	$77	61
4803 19th Ave	0.13mi	3/1.5 (+1)	975 (-12%)	8mo	$130,000	$133	60
5110 11th Ave	0.69mi	3/2.0 (+1)	1,120 (+1%)	2mo	$179,900	$161	56
2103 Terrace Dr	0.48mi	2/1.0	983 (-12%)	5mo	$100,000	$102	54
1717 42nd St	0.31mi	3/2.0 (+1)	1,270 (+14%)	5mo	$189,000	$149	48
3604 23rd Ave	0.72mi	3/1.0 (+1)	1,182 (+6%)	6mo	$172,500	$146	46
2016 40th St	0.44mi	3/2.0 (+1)	1,264 (+14%)	8mo	$162,000	$128	41
4122 Acacia Dr	0.61mi	3/2.0 (+1)	1,256 (+13%)	2mo	$179,010	$143	39
3640 Calvin Dr	0.62mi	3/2.0 (+1)	1,254 (+13%)	2mo	$177,500	$142	39

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.22×
• Total profit: $20,562
• Equity at exit: $8,946

10-year hold

• IRR: 36.7%
• Equity multiple: 4.40×
• Total profit: $57,101
• Equity at exit: $5,188

Cash invested: $16,800 (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 31904

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$315
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $474

Break-even live

Break-even rent $541

Max offer price $60,000

Occupancy floor 53%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	13d	1	0.13mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	43d	1	0.29mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	21d	1	0.46mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	21d	1	0.48mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	13d	1	0.51mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	43d	1	0.57mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	43d	1	0.64mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	43d	1	0.71mi
5000 Armour Rd Columbus, GA	1.0	1.0	747	$800	$1.07	43d	1	0.76mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	13d	1	0.78mi
3821 Armour Ave Columbus, GA	2.0	2.0	1200	$1,100	$0.92	43d	1	0.95mi
3711 Armour Ave Apt 21 Columbus, GA	2.0	1.0	1200	$1,057	$0.88	43d	1	0.99mi
2840 Warm Springs Rd Columbus, GA	1.0–2.0	1.0–2.0	1196	$1,500	$1.25	13d	8	0.99mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	43d	1	1.02mi
1061 54th St Columbus, GA	3.0	1.0	1005	$1,100	$1.09	21d	1	1.12mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	21d	1	1.12mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	21d	1	1.14mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	43d	1	1.17mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	43d	1	1.19mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	43d	3	1.26mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	43d	1	1.29mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	21d	1	1.30mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	43d	1	1.35mi
5614 Lorenzo Rd Columbus, GA	2.0	1.0	1112	$950	$0.85	43d	1	1.36mi
2601 Cherokee Ave Unit 2 Columbus, GA	1.0	1.0	750	$750	$1.00	43d	1	1.45mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	13d	1	1.48mi
4001 3rd Ave Unit A or B Columbus, GA	1.0	1.0	800	$750	$0.94	13d	1	1.49mi

Listing history 8 events

1. 2026-04-13
   status Pending
2. 2026-03-27
   listed $60,000 Active
3. 2022-05-16
   soldstatus $105,000
4. 2022-05-11
   soldstatus $105,000 Closed 414-char remark

   Show marketing remark (414 chars)

   Convenient to everywhere in Columbus!! Must see, brick starter home or investment opportunity!! This 2 bedroom 1 bath home features original hardwood floors throughout the living areas along with a great size kitchen with new flooring. 2 closets in each bedroom! Tons of natural light throughout the home. Has two decks, one in the front of the home and one overlooking the backyard that is great for entertaining.

5. 2022-03-04
   listed $105,000 414-char remark

   Show marketing remark (414 chars)

   Convenient to everywhere in Columbus!! Must see, brick starter home or investment opportunity!! This 2 bedroom 1 bath home features original hardwood floors throughout the living areas along with a great size kitchen with new flooring. 2 closets in each bedroom! Tons of natural light throughout the home. Has two decks, one in the front of the home and one overlooking the backyard that is great for entertaining.

6. 2018-05-14
   soldstatus $71,500
7. 2017-10-26
   listed $77,000
8. 2005-05-04
   soldstatus $75,200

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,056 · $88/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 76% 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: $13,701
• − Mortgage interest: −$3,361
• − Property taxes: −$1,056
• − Insurance: −$300
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$1,745
• Taxable income: $5,047
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $4,481/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): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 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: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• 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

-20.2% since first listed

8 events — show timeline

• 2026-04-13 Pending — CBOR
• 2026-03-27 Listed $60,000 CBOR
• 2022-05-16 Sold (Public Records) $105,000 Public Records
• 2022-05-11 Sold (MLS) $105,000 CBOR
• 2022-03-04 Listed $105,000 CBOR
• 2018-05-14 Sold (Public Records) $71,500 Public Records
• 2017-10-26 Listed $77,000 CBOR
• 2005-05-04 Sold (Public Records) $75,200 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,056 · +0.1% YoY. Source: county tax records.