701 Talley Ave · Columbus, GA 31906

$129,500

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 33 Days on market

Built 1963 9,583 sqft lot

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Why this score? — see what drove the F 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 +9.4/30.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming updated 3 bedroom, 1 bath home with a versatile bonus room that could serve as a home office, playroom, or 4th bedroom. Freshly painted inside and out with a new roof, new flooring, and new appliances. Enjoy the fenced backyard, perfect for pets or entertaining, plus the convenience of a single carport. Move-in ready!!

Key facts

• New flooring
• Bonus room
• Single carport

Tags

• BONUS ROOM
• FENCED BACKYARD
• NEW ROOF
• NEW FLOORING
• NEW APPLIANCES
• SINGLE CARPORT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Fenced yard; Corner, level lot

Interior

• Kitchen: Gas range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s)
• Interior features: Gas range
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (28.1% below list).
• Recommended offer: $93k (28.1% below list) — sets the bar for 1% rule.

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: Davis Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 321 students, 97% FRL); Baker Middle School (math 2% / reading 9%, grade F, #461 of 470 statewide, top 98%, 588 students, 97% FRL); Jordan Vocational High School (math 12% / reading 12%, grade F, #342 of 424 statewide, top 81%, 869 students, 96% 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 8% at this address vs 26% district-wide (-17 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 fast (+4.8%/yr); 122 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $93,122 (28.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $77,025
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Brown Ave	0.44mi	3/1.5	1,047 (+7%)	5mo	$63,000	$60	61
2113 8th St	0.49mi	2/1.0 (-1)	1,070 (+10%)	20mo	$84,000	$79	40
2305 8th St	0.63mi	3/1.0	1,108 (+14%)	14mo	$127,000	$115	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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-25,175
• Equity at exit: $19,309

10-year hold

• IRR: -9.3%
• Equity multiple: 0.39×
• Total profit: $-22,234
• Equity at exit: $11,197

Cash invested: $36,260 (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: 122
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $931 high
• Mortgage (P&I): −$679
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-93

Break-even live

Break-even rent $1,048

Max offer price $113,136

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-56	+0% $-93	+5% $-129	+10% $-166
Rent	-10% $-166	-5% $-129	+0% $-93	+5% $-56	+10% $-19
Rate	-1.0pp $-27	-0.5pp $-60	base $-93	+0.5pp $-126	+1.0pp $-160

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Palmetto Ave Unit B Columbus, GA	2.0	1.0	675	$700	$1.04	15d	1	0.06mi
822 Ragland Ct Unit A Columbus, GA	2.0	1.0	600	$775	$1.29	45d	1	0.33mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	45d	1	0.33mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	23d	1	0.51mi
1021 Adair Ave Unit 12 Columbus, GA	2.0	1.0	890	$1,050	$1.18	15d	1	0.70mi
1033 Martin Luther King Junior Blvd Columbus, GA	2.0	1.0	935	$1,000	$1.07	15d	3	0.77mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	15d	1	0.78mi
816 9th St Unit 5 Columbus, GA	2.0	1.0	660	$550	$0.83	15d	1	0.84mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	15d	1	0.98mi
2406 Dawson St #2 Columbus, GA	2.0	1.0	565	$700	$1.24	23d	1	0.98mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	45d	1	0.99mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	45d	1	1.20mi
1527 11th Ave Columbus, GA	2.0	1.0	850	$1,000	$1.18	23d	1	1.27mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	23d	1	1.28mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	45d	1	1.30mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	45d	1	1.35mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	45d	1	1.43mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	23d	1	1.43mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	45d	1	1.45mi
1815 17th Ave Apt 7 Columbus, GA	2.0	1.0	937	$1,040	$1.11	45d	1	1.45mi

Listing history 18 events

1. 2026-06-22
   days on market $129,500 Active 33 DOM
2. 2026-06-18
   days on market $129,500 Active 30 DOM
3. 2026-06-17
   days on market $129,500 Active 29 DOM
4. 2026-06-16
   days on market $129,500 Active 28 DOM
5. 2026-06-15
   days on market $129,500 Active 27 DOM
6. 2026-06-14
   days on market $129,500 Active 25 DOM
7. 2026-06-13
   days on market $129,500 Active 24 DOM
8. 2026-06-10
   days on market $129,500 Active 22 DOM
9. 2026-06-09
   days on market $129,500 Active 21 DOM
10. 2026-06-08
    days on market $129,500 Active 20 DOM
11. 2026-06-07
    days on market $129,500 Active 19 DOM
12. 2026-06-05
    days on market $129,500 Active 16 DOM
13. 2026-06-03
    days on market $129,500 Active 15 DOM
14. 2026-06-02
    days on market $129,500 Active 14 DOM
15. 2026-06-01
    days on market $129,500 Active 13 DOM
16. 2026-05-31
    days on market $129,500 Active 12 DOM
17. 2026-05-30
    days on market $129,500 Active 11 DOM
18. 2026-05-19
    listed $129,500 Active

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$49/yr (+$4/mo · 4.3%)

ⓘ 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: $11,175
• − Mortgage interest: −$7,254
• − Property taxes: −$1,143
• − Insurance: −$648
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$3,767
• Taxable loss: −$3,425
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $-290/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

1 event — show timeline

• 2026-05-19 Listed $129,500 CBOR

Property tax history

+4.2%/yr

Latest (2025): $1,143 · +0.0% YoY. Source: county tax records.