1352 24th St · Columbus, GA 31901

$42,500

1 bd · 1.0 ba · 704 sqft · SingleFamily public records · 92 Days on market

Built 1932 5,227 sqft lot $60/sqft · 47% below area Est $81k · 47% under ↓ 14% 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
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity! This cozy shotgun house awaits a fresh start. House is being sold AS-IS WHERE IS. With some minor updates and a vision, this home can truly shine! Ideal for investors, renovators, or buyers looking to customize a home with character. Property includes a storage unit and secondary building that's also on the property and was previous used as a salon. It comes already wired with electrical and water heater. LET'S MAKE A DEAL!

Key facts

• Shotgun house
• Secondary building
• 5,227 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• SHOTGUN HOUSE
• SECONDARY BUILDING
• PREVIOUS USED AS A SALON

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($795 rent vs $42k).
• Recommended offer: $39k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 (+1.2%/yr); 60 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $294 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 + 1.2% rent growth), your $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $38,675 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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: 1.87% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.33%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (median comp): $80,656
• List price: $42,500
• Delta: -47.31%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 13th Ave	0.36mi	1/1.0	656 (-7%)	0mo	$34,000	$52	72
1230 22nd St	0.20mi	2/1.0 (+1)	744 (+6%)	18mo	$52,000	$70	61

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.02×
• Total profit: $12,164
• Equity at exit: $6,337

10-year hold

• IRR: 31.9%
• Equity multiple: 3.64×
• Total profit: $31,463
• Equity at exit: $3,675

Cash invested: $11,900 (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 31901

• Rents YoY: 1.2%
• Active inventory: 60
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $795 high
• Mortgage (P&I): −$223
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $321

Break-even live

Break-even rent $389

Max offer price $42,500

Occupancy floor 55%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	21d	1	0.04mi
2703 17th Ave Unit B Columbus, GA	1.0	1.0	644	$700	$1.09	44d	1	0.32mi
2601 Cherokee Ave Unit 2 Columbus, GA	1.0	1.0	750	$750	$1.00	44d	1	0.45mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	44d	1	0.54mi
3011 18th Ave Apt D Columbus, GA	1.0	1.0	450	$650	$1.44	44d	1	0.54mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	21d	1	0.68mi
608 32nd St Columbus, GA	1.0	1.0	644	$650	$1.01	14d	1	0.96mi
617 32nd St Columbus, GA	2.0	1.0	600	$650	$1.08	14d	1	0.97mi
1315 Wildwood Ave Unit 1 Columbus, GA	1.0	1.0	700	$670	$0.96	44d	1	1.15mi
1315 Wildwood Ave Unit 18 Columbus, GA	1.0	1.0	625	$700	$1.12	14d	1	1.15mi
917 Oakview Ave Unit 5 Columbus, GA	1.0	1.0	700	$975	$1.39	44d	1	1.44mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	44d	1	1.44mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	21d	1	1.44mi
917 Oakview Ave Unit D Columbus, GA	1.0	1.0	700	$975	$1.39	44d	1	1.44mi
1051 43rd St Apt D Columbus, GA	1.0	1.0	600	$750	$1.25	44d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $42,500 Active 92 DOM
2. 2026-06-17
   days on market $42,500 Active 91 DOM
3. 2026-06-16
   days on market $42,500 Active 90 DOM
4. 2026-06-15
   days on market $42,500 Active 89 DOM
5. 2026-06-14
   days on market $42,500 Active 87 DOM
6. 2026-06-13
   days on market $42,500 Active 86 DOM
7. 2026-06-10
   days on market $42,500 Active 84 DOM
8. 2026-06-09
   days on market $42,500 Active 83 DOM
9. 2026-06-08
   days on market $42,500 Active 82 DOM
10. 2026-06-07
    days on market $42,500 Active 81 DOM
11. 2026-06-05
    days on market $42,500 Active 78 DOM
12. 2026-06-03
    days on market $42,500 Active 77 DOM
13. 2026-06-02
    days on market $42,500 Active 76 DOM
14. 2026-06-01
    days on market $42,500 Active 75 DOM
15. 2026-05-31
    days on market $42,500 Active 74 DOM
16. 2026-05-30
    days on market $42,500 Active 73 DOM
17. 2026-05-04
    status Active 457-char remark

    Show marketing remark (457 chars)

    Great Investment Opportunity! This cozy shotgun house awaits a fresh start. House is being sold AS-IS WHERE IS. With some minor updates and a vision, this home can truly shine! Ideal for investors, renovators, or buyers looking to customize a home with character. Property includes a storage unit and secondary building that's also on the property and was previous used as a salon. It comes already wired with electrical and water heater. LET'S MAKE A DEAL!

18. 2026-04-26
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Great Investment Opportunity! This cozy shotgun house awaits a fresh start. House is being sold AS-IS WHERE IS. With some minor updates and a vision, this home can truly shine! Ideal for investors, renovators, or buyers looking to customize a home with character. Property includes a storage unit and secondary building that's also on the property and was previous used as a salon. It comes already wired with electrical and water heater. LET'S MAKE A DEAL!

19. 2026-04-14
    price $47,500 457-char remark

    Show marketing remark (457 chars)

    Great Investment Opportunity! This cozy shotgun house awaits a fresh start. House is being sold AS-IS WHERE IS. With some minor updates and a vision, this home can truly shine! Ideal for investors, renovators, or buyers looking to customize a home with character. Property includes a storage unit and secondary building that's also on the property and was previous used as a salon. It comes already wired with electrical and water heater. LET'S MAKE A DEAL!

20. 2026-03-10
    listed $55,000 Active 457-char remark

    Show marketing remark (457 chars)

    Great Investment Opportunity! This cozy shotgun house awaits a fresh start. House is being sold AS-IS WHERE IS. With some minor updates and a vision, this home can truly shine! Ideal for investors, renovators, or buyers looking to customize a home with character. Property includes a storage unit and secondary building that's also on the property and was previous used as a salon. It comes already wired with electrical and water heater. LET'S MAKE A DEAL!

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $800 · $67/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: $9,538
• − Mortgage interest: −$2,381
• − Property taxes: −$800
• − Insurance: −$212
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$1,236
• Taxable income: $3,382
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,036/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): 5,841
• Household income: $51,424
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 598.0

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 0.62)
• Race & ethnicity: White 53% Black 32% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 2%

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: ▼ -157.58%
• Current HPI: 122.9139
• Rent YoY: ▲ 1.23%
• 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

-13.6% since first listed

4 events — show timeline

• 2026-05-04 Relisted — CBOR
• 2026-04-26 Pending — CBOR
• 2026-04-14 Price Changed $47,500 CBOR
• 2026-03-10 Listed $55,000 CBOR

Property tax history

+61.9%/yr

Latest (2025): $800 · +0.0% YoY. Source: county tax records.