1112 32nd St · Columbus, GA 31904

$150,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 282 Days on market

Built 1932 7,405 sqft lot Est $134k · 12% over

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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 +9.9/30.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an excellent investment opportunity at 1112 32nd St - a versatile 2-unit property in the heart of Columbus. The first unit offers three bedrooms and one full bath, while the second unit features two bedrooms and one full bath. Both residences provide functional layouts with plenty of potential for rental income or multi-generational living. Conveniently located near schools, shopping, dining, and major roadways, this property is ideal for investors or buyers seeking flexibility and long-term value.

Key facts

• 7,405 sq ft lot
• Built 1932
• Listed 282 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (21.3% below list).
• Recommended offer: $118k (21.3% 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: Hannan Elementary (math 27% / reading 32%, grade F, #633 of 1,228 statewide, top 54%, 384 students, 97% FRL); Arnold Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 645 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.
• Market conditions: Rents rising (+3.0%/yr); 337 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1k 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 282 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $70k; list at $150k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,070 (21.3% 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 282 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 10.6

CMA / ARV

• ARV (median comp): $134,491
• List price: $150,000
• Delta: 11.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1126 30th St	0.13mi	3/2.0	1,048 (-6%)	10mo	$125,000	$119	72
1010 Neil Dr	0.65mi	2/1.0 (-1)	1,099 (-2%)	0mo	$35,500	$32	61
3701 4th Ave	0.74mi	3/2.0	1,137 (+2%)	1mo	$178,000	$157	58
325 28th St	0.69mi	3/1.0	1,180 (+5%)	4mo	$25,000	$21	56
1402 41st St	0.67mi	3/1.0	1,154 (+3%)	11mo	$154,900	$134	54
3812 13th Ave	0.49mi	2/1.0 (-1)	1,064 (-5%)	12mo	$77,500	$73	54
3525 Howard Ave	0.43mi	3/1.0	1,260 (+12%)	9mo	$135,000	$107	52
1009 Neil Dr	0.68mi	2/1.5 (-1)	1,052 (-6%)	1mo	$95,000	$90	50
3818 Howard Ave	0.57mi	2/1.0 (-1)	1,022 (-9%)	8mo	$118,000	$115	47
3723 Howard Ave	0.51mi	2/1.0 (-1)	990 (-12%)	13mo	$108,000	$109	41
3018 4th Ave	0.64mi	2/1.0 (-1)	962 (-14%)	2mo	$22,500	$23	40
3421 17th Ave	0.59mi	2/1.0 (-1)	989 (-12%)	12mo	$80,000	$81	37

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-30,185
• Equity at exit: $22,365

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-33,689
• Equity at exit: $12,969

Cash invested: $42,000 (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: 337
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$787
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-93

Break-even live

Break-even rent $1,299

Max offer price $133,532

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-51	+0% $-93	+5% $-136	+10% $-178
Rent	-10% $-186	-5% $-140	+0% $-93	+5% $-47	+10% $0
Rate	-1.0pp $-18	-0.5pp $-55	base $-93	+0.5pp $-132	+1.0pp $-172

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	45d	1	0.28mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	45d	1	0.28mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	45d	1	0.37mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	15d	1	0.44mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	15d	1	0.45mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	45d	3	0.50mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	15d	1	0.52mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	45d	1	0.53mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	22d	1	0.59mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	45d	1	0.61mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	45d	1	0.65mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	45d	1	0.74mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	22d	1	0.77mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	45d	1	0.82mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	22d	1	0.84mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	15d	1	0.93mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	45d	1	0.96mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	15d	1	0.96mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	45d	1	0.97mi
1815 17th Ave Apt 7 Columbus, GA	2.0	1.0	937	$1,040	$1.11	45d	1	1.03mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	45d	1	1.12mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	45d	1	1.14mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	22d	1	1.17mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	22d	1	1.20mi
1527 11th Ave Columbus, GA	2.0	1.0	850	$1,000	$1.18	22d	1	1.20mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	22d	1	1.23mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	15d	1	1.24mi
4715 18th Ave Columbus, GA	4.0	2.0	1156	$1,600	$1.38	22d	1	1.31mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	15d	1	1.37mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	22d	1	1.42mi

Listing history 20 events

1. 2026-06-22
   days on market $150,000 Active 282 DOM
2. 2026-06-18
   days on market $150,000 Active 279 DOM
3. 2026-06-17
   days on market $150,000 Active 278 DOM
4. 2026-06-16
   days on market $150,000 Active 277 DOM
5. 2026-06-15
   days on market $150,000 Active 276 DOM
6. 2026-06-14
   days on market $150,000 Active 274 DOM
7. 2026-06-13
   days on market $150,000 Active 273 DOM
8. 2026-06-10
   days on market $150,000 Active 271 DOM
9. 2026-06-09
   days on market $150,000 Active 270 DOM
10. 2026-06-08
    days on market $150,000 Active 269 DOM
11. 2026-06-07
    days on market $150,000 Active 268 DOM
12. 2026-06-05
    days on market $150,000 Active 265 DOM
13. 2026-06-03
    days on market $150,000 Active 264 DOM
14. 2026-06-02
    days on market $150,000 Active 263 DOM
15. 2026-06-01
    days on market $150,000 Active 262 DOM
16. 2026-05-31
    days on market $150,000 Active 261 DOM
17. 2026-05-30
    days on market $150,000 Active 260 DOM
18. 2025-09-12
    listed $150,000 New 512-char remark

    Show marketing remark (518 chars)

    Discover an excellent investment opportunity at 1112 32nd St – a versatile 2-unit property in the heart of Columbus. The first unit offers three bedrooms and one full bath, while the second unit features two bedrooms and one full bath. Both residences provide functional layouts with plenty of potential for rental income or multi-generational living. Conveniently located near schools, shopping, dining, and major roadways, this property is ideal for investors or buyers seeking flexibility and long-term value.

19. 2025-09-12
    listed $150,000 Active 518-char remark

    Show marketing remark (518 chars)

    Discover an excellent investment opportunity at 1112 32nd St – a versatile 2-unit property in the heart of Columbus. The first unit offers three bedrooms and one full bath, while the second unit features two bedrooms and one full bath. Both residences provide functional layouts with plenty of potential for rental income or multi-generational living. Conveniently located near schools, shopping, dining, and major roadways, this property is ideal for investors or buyers seeking flexibility and long-term value.

20. 2024-08-05
    soldstatus $70,000

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,122 · $177/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 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: $14,168
• − Mortgage interest: −$8,402
• − Property taxes: −$2,122
• − Insurance: −$750
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$4,364
• Taxable loss: −$3,737
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $-222/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

+114.3% since first listed

3 events — show timeline

• 2025-09-12 Listed $150,000 FMLS
• 2025-09-12 Listed $150,000 GAMLS
• 2024-08-05 Sold (Public Records) $70,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,122 · +16.6% YoY. Source: county tax records.