1633 Buford Ave · Columbus, GA 31903

$88,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 75 Days on market

Built 1959 10,454 sqft lot $65/sqft · 18% below area Est $107k · 18% 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Great opportunity to add value in an established Columbus neighborhood. This 3-bedroom, 2-bath home offers approximately 1,350 sq ft on a spacious lot with a functional layout and bonus/flex space. Solid bones with plenty of potential for renovation, rental, or resale.No HOA and no rental restrictions... ideal for investors. Conveniently located near major highways, shopping, dining, and Fort Moore, making it attractive for future tenants or resale. Property sold As-Is.

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/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: $83k (6.0% below list) — sets the bar for market timing.

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: Dorothy Height Elementary School (math 3% / reading 9%, grade F, #1,154 of 1,228 statewide, top 94%, 500 students, 97% FRL); Eddy Middle School (math 4% / reading 11%, grade F, #447 of 470 statewide, top 95%, 413 students, 97% FRL); Spencer High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 943 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 26% district-wide (-19 pts) — the specific schools serving this property underperform the Muscogee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 105 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 + 1.8% 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 75 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $21k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $88k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 73% 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 $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1959 — 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: 1.31% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 6.4

CMA / ARV

• ARV (median comp): $107,480
• List price: $88,000
• Delta: -18.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4618 Conner Rd	0.15mi	4/2.0 (+1)	1,328 (-2%)	9mo	$137,900	$104	77
4742 Toney Dr	0.05mi	3/1.0	1,222 (-10%)	3mo	$96,900	$79	76
1316 Schimek Dr	0.23mi	3/2.0	1,219 (-10%)	1mo	$109,000	$89	72
4512 Lunsford St	0.40mi	3/1.0	1,328 (-2%)	3mo	$105,500	$79	72
4615 Otis Jones Dr	0.17mi	4/2.0 (+1)	1,292 (-4%)	13mo	$139,500	$108	69
4697 Old Cusseta Rd	0.23mi	3/2.0	1,195 (-12%)	2mo	$169,000	$141	68
4426 Tracy St	0.37mi	4/2.0 (+1)	1,428 (+6%)	8mo	$102,500	$72	61
4145 Swann St	0.71mi	3/1.5	1,300 (-4%)	12mo	$43,000	$33	48
1581 Ivan Ave	0.50mi	3/2.0	1,157 (-14%)	16mo	$130,000	$112	39
1067 Bedford Ave	0.47mi	4/2.0 (+1)	1,509 (+12%)	18mo	$127,000	$84	38
4148 Bellamy St	0.68mi	3/1.0	1,192 (-12%)	17mo	$50,000	$42	31
1474 Brewer Ave	0.73mi	4/2.0 (+1)	1,549 (+15%)	8mo	$129,000	$83	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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,361
• Equity at exit: $13,121

10-year hold

• IRR: 13.0%
• Equity multiple: 1.98×
• Total profit: $24,127
• 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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 105
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$461
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $313

Break-even live

Break-even rent $756

Max offer price $88,000

Occupancy floor 68%

Sensitivity live

Price	-10% $363	-5% $338	+0% $313	+5% $289	+10% $264
Rent	-10% $222	-5% $268	+0% $313	+5% $359	+10% $404
Rate	-1.0pp $358	-0.5pp $336	base $313	+0.5pp $291	+1.0pp $267

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	15d	1	0.27mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	22d	1	0.46mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	45d	1	0.60mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	15d	1	0.69mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	15d	1	0.86mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	22d	1	0.96mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	22d	1	1.00mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	45d	1	1.08mi
1341 Bunker Ridge Ln Unit 1-4 Columbus, GA	4.0	2.0	1704	$3,095	$1.82	45d	1	1.10mi
4 Dean Dr Columbus, GA	3.0	1.5	1200	$1,050	$0.88	15d	1	1.14mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	15d	1	1.16mi
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	45d	1	1.23mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	15d	1	1.26mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	15d	1	1.32mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	45d	1	1.38mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	45d	1	1.40mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	22d	1	1.48mi

Listing history 32 events

1. 2026-06-22
   days on market $88,000 Active 75 DOM
2. 2026-06-18
   days on market $88,000 Active 72 DOM
3. 2026-06-17
   days on market $88,000 Active 71 DOM
4. 2026-06-16
   days on market $88,000 Active 70 DOM
5. 2026-06-15
   days on market $88,000 Active 69 DOM
6. 2026-06-14
   days on market $88,000 Active 67 DOM
7. 2026-06-13
   days on market $88,000 Active 66 DOM
8. 2026-06-10
   pricedays on market $88,000 Active 64 DOM
9. 2026-06-09
   days on market $99,000 Active 63 DOM
10. 2026-06-08
    days on market $99,000 Active 62 DOM
11. 2026-06-07
    days on market $99,000 Active 61 DOM
12. 2026-06-05
    days on market $99,000 Active 58 DOM
13. 2026-06-03
    days on market $99,000 Active 57 DOM
14. 2026-06-02
    days on market $99,000 Active 56 DOM
15. 2026-06-01
    days on market $99,000 Active 55 DOM
16. 2026-05-31
    days on market $99,000 Active 54 DOM
17. 2026-05-30
    days on market $99,000 Active 53 DOM
18. 2026-04-28
    price $99,000 492-char remark

    Show marketing remark (492 chars)

    Investor Special! Great opportunity to add value in an established Columbus neighborhood. This 3-bedroom, 2-bath home offers approximately 1,350 sq ft on a spacious lot with a functional layout and bonus/flex space. Solid bones with plenty of potential for renovation, rental, or resale.No HOA and no rental restrictions... ideal for investors. Conveniently located near major highways, shopping, dining, and Fort Moore, making it attractive for future tenants or resale. Property sold As-Is.

19. 2026-04-28
    price $99,000 492-char remark

    Show marketing remark (492 chars)

    Investor Special! Great opportunity to add value in an established Columbus neighborhood. This 3-bedroom, 2-bath home offers approximately 1,350 sq ft on a spacious lot with a functional layout and bonus/flex space. Solid bones with plenty of potential for renovation, rental, or resale.No HOA and no rental restrictions... ideal for investors. Conveniently located near major highways, shopping, dining, and Fort Moore, making it attractive for future tenants or resale. Property sold As-Is.

20. 2026-04-07
    listed $109,000 New 492-char remark

    Show marketing remark (492 chars)

    Investor Special! Great opportunity to add value in an established Columbus neighborhood. This 3-bedroom, 2-bath home offers approximately 1,350 sq ft on a spacious lot with a functional layout and bonus/flex space. Solid bones with plenty of potential for renovation, rental, or resale.No HOA and no rental restrictions... ideal for investors. Conveniently located near major highways, shopping, dining, and Fort Moore, making it attractive for future tenants or resale. Property sold As-Is.

21. 2026-04-07
    listed $109,000 Active 492-char remark

    Show marketing remark (492 chars)

    Investor Special! Great opportunity to add value in an established Columbus neighborhood. This 3-bedroom, 2-bath home offers approximately 1,350 sq ft on a spacious lot with a functional layout and bonus/flex space. Solid bones with plenty of potential for renovation, rental, or resale.No HOA and no rental restrictions... ideal for investors. Conveniently located near major highways, shopping, dining, and Fort Moore, making it attractive for future tenants or resale. Property sold As-Is.

22. 2024-05-01
    soldstatus $50,000
23. 2024-03-18
    soldstatus $68,000 Closed
24. 2024-02-10
    status Pending
25. 2024-01-24
    status Active
26. 2024-01-13
    status Pending
27. 2023-12-19
    price $75,000
28. 2023-11-29
    listed $90,000 Active
29. 2021-03-16
    historical
30. 2020-08-01
    listed $70,999 Active
31. 2019-10-28
    soldstatus $32,000
32. 2019-06-17
    listed $34,000

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,187 · $99/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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,830
• − Mortgage interest: −$4,929
• − Property taxes: −$1,187
• − Insurance: −$440
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,560
• Taxable income: $2,501
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $3,161/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

+191.2% since first listed

15 events — show timeline

• 2026-04-28 Price Changed $99,000 GAMLS
• 2026-04-28 Price Changed $99,000 FMLS
• 2026-04-07 Listed $109,000 FMLS
• 2026-04-07 Listed $109,000 GAMLS
• 2024-05-01 Sold (Public Records) $50,000 Public Records
• 2024-03-18 Sold (MLS) $68,000 CBOR
• 2024-02-10 Pending — CBOR
• 2024-01-24 Relisted — CBOR
• 2024-01-13 Pending — CBOR
• 2023-12-19 Price Changed $75,000 CBOR
• 2023-11-29 Listed $90,000 CBOR
• 2021-03-16 Listing Removed — GAMLS
• 2020-08-01 Listed $70,999 GAMLS
• 2019-10-28 Sold (MLS) $32,000 CBOR
• 2019-06-17 Listed $34,000 CBOR

Property tax history

+6.8%/yr

Latest (2025): $1,187 · +96.6% YoY. Source: county tax records.