3444 14th Ave · Columbus, GA 31904

$112,500

3 bd · 1.0 ba · 1,737 sqft · SingleFamily public records · 6 Days on market

Built 1942 8,276 sqft lot Est $210k · 46% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• 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

Handyman special with great potential! Ideal fix-and-flip opportunity, rental investment, or perfect for a buyer looking to build instant sweat equity. Short-term seller financing is available with 15% down. Financing for renovations is also available. Owner/Agent.

Key facts

• 8,276 sq ft lot
• Listed 6 days

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Exterior features: Lot approximately 0.19 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Located in the Rosehill Heights subdivision; Directions: North on Manchester Expy, right onto Hamilton Rd, left onto 14th Ave; 3444 14th Ave on your left

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Cap rate 9.3% 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 (+3.0%/yr); 327 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $778 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 + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $112,500

Questions for the listing agent

1. Built in 1942 — 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: 1.19% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.82%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $210,177
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3430 Woodlawn Ave	0.21mi	3/2.0	1,567 (-10%)	2mo	$215,000	$137	68
3316 Woodlawn Ave	0.24mi	3/3.0	1,865 (+7%)	3mo	$224,900	$121	66
1810 Shannon Dr	0.48mi	4/2.0 (+1)	1,825 (+5%)	1mo	$185,000	$101	59
1026 Neil Dr	0.53mi	3/2.0	1,624 (-6%)	2mo	$168,200	$104	58
1801 34th St	0.41mi	3/2.0	1,562 (-10%)	2mo	$235,000	$150	58
2710 18th Ave	0.66mi	3/2.0	1,703 (-2%)	9mo	$292,500	$172	55
1719 Slade Dr	0.51mi	2/2.0 (-1)	1,662 (-4%)	7mo	$249,900	$150	54
2718 10th Ave	0.67mi	3/2.0	1,656 (-5%)	4mo	$175,000	$106	54
1615 30th St	0.34mi	3/2.0	1,488 (-14%)	9mo	$214,900	$144	48
2110 Terrace Dr	0.73mi	4/2.0 (+1)	1,612 (-7%)	3mo	$194,900	$121	43
4213 Harrison Ave	0.55mi	2/2.0 (-1)	1,568 (-10%)	9mo	$185,000	$118	42
3813 Meritas Dr	0.67mi	4/2.0 (+1)	1,508 (-13%)	9mo	$85,000	$56	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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-57
• Equity at exit: $16,774

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $23,559
• Equity at exit: $9,727

Cash invested: $31,500 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$590
• Tax est. 1.5%: −$141 /mo · $1,688/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $284

Break-even live

Break-even rent $984

Max offer price $112,500

Occupancy floor 74%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	43d	1	0.31mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	43d	1	0.41mi
2908 10th Ave Columbus, GA	3.0	2.0	2232	$2,000	$0.90	43d	1	0.52mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	43d	1	0.54mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	43d	1	0.55mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	13d	1	0.65mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	13d	1	0.76mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	21d	1	0.93mi
4715 18th Ave Columbus, GA	4.0	2.0	1156	$1,600	$1.38	21d	1	1.02mi
1908 Garrard St Columbus, GA	4.0	2.0	1716	$1,600	$0.93	21d	1	1.03mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	13d	1	1.07mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	13d	1	1.07mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	21d	1	1.17mi
4444 Saint Francis Ave Columbus, GA	3.0	2.0	1525	$1,550	$1.02	13d	1	1.19mi
3711 Armour Ave Apt 21 Columbus, GA	2.0	1.0	1200	$1,057	$0.88	43d	1	1.26mi
3821 Armour Ave Columbus, GA	2.0	2.0	1200	$1,100	$0.92	43d	1	1.30mi
1 Magnolia St Columbus, GA	3.0	2.0	1542	$1,195	$0.77	13d	1	1.34mi
2840 Warm Springs Rd Columbus, GA	1.0–2.0	1.0–2.0	1196	$1,500	$1.25	13d	8	1.46mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	13d	1	1.47mi
1915 Coventry Dr Columbus, GA	3.0	2.0	1726	$1,695	$0.98	21d	1	1.47mi

Listing history 1 events

1. 2026-05-20
   listed $112,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,126
• − Mortgage interest: −$6,302
• − Property taxes: −$1,688
• − Insurance: −$562
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,273
• Taxable income: $1,721
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,997/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

1 event — show timeline

• 2026-05-20 Listed $112,500 CBOR

Property tax history

-0.3%/yr

Latest (2025): $179 · +0.7% YoY. Source: county tax records.