2917 13th Ave · Columbus, GA 31904

$33,500

1 bd · 1.0 ba · 656 sqft · SingleFamily public records · 6 Days on market

Built 1923 656 ac lot Est $46k · 27% under ↓ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Value Add SFH, Currently being rented at $700 per month . Can be sold separately or bundled with SF properties located at ( 3825 Oates & 5106 Kolb Ave ). Property can only be shown during DD. Property is currently under property management. Please DO NOT disturb the tenants.

Key facts

• 656 acre lot
• Listed 6 days

🏷️ Possibly a rental listed for sale. The $33,500 price doesn't fit this home's estimated sale value (~$45,920) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $34k).
• Cap rate 21.1% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent is only 15% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $232 of loan paydown is wiped out by about $1k 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 $9k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $33,500

Questions for the listing agent

1. Built in 1923 — 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: 2.45% ✓
• Cap rate: 21.12%
• Cash-on-cash: 52.97%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $45,920
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 13th Ave	0.00mi	1/1.0	656 (0%)	0mo	$34,000	$52	100
1230 22nd St	0.45mi	2/1.0 (+1)	744 (+13%)	18mo	$52,000	$70	36
2611 4th Ave	0.73mi	1/1.0	735 (+12%)	19mo	$68,000	$93	30

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: 51.1%
• Equity multiple: 3.24×
• Total profit: $20,989
• Equity at exit: $4,995

10-year hold

• IRR: 56.5%
• Equity multiple: 6.59×
• Total profit: $52,425
• Equity at exit: $2,896

Cash invested: $9,380 (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: 3.4×

Monthly cashflow live

• Estimated rent: $820 high
• Mortgage (P&I): −$176
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $414

Break-even live

Break-even rent $296

Max offer price $33,500

Occupancy floor 44%

Sensitivity live

Price	-10% $433	-5% $424	+0% $414	+5% $405	+10% $395
Rent	-10% $349	-5% $382	+0% $414	+5% $446	+10% $479
Rate	-1.0pp $431	-0.5pp $423	base $414	+0.5pp $405	+1.0pp $397

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: $8,375
• Closing costs: $1,005
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	22d	1	0.35mi
2703 17th Ave Unit B Columbus, GA	1.0	1.0	644	$700	$1.09	44d	1	0.42mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	44d	1	0.52mi
3011 18th Ave Apt D Columbus, GA	1.0	1.0	450	$650	$1.44	44d	1	0.52mi
617 32nd St Columbus, GA	2.0	1.0	600	$650	$1.08	14d	1	0.62mi
608 32nd St Columbus, GA	1.0	1.0	644	$650	$1.01	14d	1	0.62mi
2601 Cherokee Ave Unit 2 Columbus, GA	1.0	1.0	750	$750	$1.00	44d	1	0.64mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	22d	1	0.97mi
1051 43rd St Apt D Columbus, GA	1.0	1.0	600	$750	$1.25	44d	1	1.07mi

Listing history 11 events

1. 2026-03-16
   status Pending
2. 2026-03-10
   listed $33,500 Active
3. 2024-09-16
   historical $675
4. 2024-09-06
   listed $675
5. 2023-08-10
   historical $650
6. 2023-07-28
   listed $650
7. 2022-05-31
   price $550
8. 2022-01-07
   soldstatus $780,000
9. 2019-01-04
   soldstatus $492,500
10. 2013-11-06
    soldstatus $457,500
11. 2008-10-06
    soldstatus $42,000

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $527 · $44/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 68% 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: $9,837
• − Mortgage interest: −$1,877
• − Property taxes: −$527
• − Insurance: −$168
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$975
• Taxable income: $4,718
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $3,836/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

11 events — show timeline

• 2026-03-16 Pending — CBOR
• 2026-03-10 Listed $33,500 CBOR
• 2024-09-16 Rental Removed $675 APPFOLIO
• 2024-09-06 Listed for Rent $675 APPFOLIO
• 2023-08-10 Rental Removed $650 APPFOLIO
• 2023-07-28 Listed for Rent $650 APPFOLIO
• 2022-05-31 Price Changed $550 APPFOLIO
• 2022-01-07 Sold (Public Records) $780,000 Public Records
• 2019-01-04 Sold (Public Records) $492,500 Public Records
• 2013-11-06 Sold (Public Records) $457,500 Public Records
• 2008-10-06 Sold (Public Records) $42,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $527 · +0.0% YoY. Source: county tax records.