3217 Cherokee Ave · Columbus, GA 31906

$165,000

4 bd · 2.0 ba · 2,052 sqft · MultiFamily public records · 26 Days on market

Built 1966 6,970 sqft lot $80/sqft · 14% above area Est $145k · 14% over

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Why this score? — see what drove the C 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.1/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Duplex in midtown close to CHS and the park. Brick. Each unit is approx 1025sqft and 2 beds and 1.5 baths. Great upside potential. Please do not disturb the tenants.

Key facts

• Brick
• Close to park
• Duplex

Tags

• DUPLEX
• MIDTOWN
• CLOSE TO PARK
• BRICK

Property features AI

Finance

• Other: Located in the LONESOME HURST subdivision; Directions: Manchester Expy → Woodruff Rd → right onto Camille (becomes Cherokee); property is about 1/2 mile on the right

Exterior

• Utilities: Public sewer
• Home design: Duplex (residential income property)
• Construction: Brick construction
• Exterior features: Level lot

Interior

• Heating & cooling: Central air
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive. Per door: $225/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 fast (+4.8%/yr); 118 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $2,000/mo this rent would consume 53% of the median local household income ($45k/yr) (locally 1003% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 4.8% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago 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 $127k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1966 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (median comp): $145,349
• List price: $165,000
• Delta: 13.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $5,682
• Equity at exit: $24,602

10-year hold

• IRR: 14.3%
• Equity multiple: 2.25×
• Total profit: $57,838
• Equity at exit: $14,266

Cash invested: $46,200 (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: 118
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$865
• Tax from tax record: −$196 /mo · $2,351/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $450

Break-even live

Break-even rent $1,430

Max offer price $165,000

Occupancy floor 72%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,000
Total (2 units)			$2,000

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Garrard St Columbus, GA	4.0	2.0	1716	$1,600	$0.93	21d	1	0.78mi
4444 Saint Francis Ave Columbus, GA	3.0	2.0	1525	$1,550	$1.02	13d	1	0.93mi
2908 10th Ave Columbus, GA	3.0	2.0	2232	$2,000	$0.90	43d	1	1.00mi
1706 Wells Dr Columbus, GA	3.0	2.0	1990	$1,850	$0.93	13d	1	1.24mi
2335 Nottingham Dr Columbus, GA	3.0	2.0	2412	$1,750	$0.73	43d	1	1.31mi
3520 Algonquin Dr Columbus, GA	4.0	3.0	2829	$2,350	$0.83	13d	1	1.33mi
3110 College Ave Columbus, GA	4.0	1.5	1604	$1,875	$1.17	21d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $165,000 Active 26 DOM
2. 2026-06-17
   days on market $165,000 Active 25 DOM
3. 2026-06-16
   days on market $165,000 Active 24 DOM
4. 2026-06-15
   days on market $165,000 Active 23 DOM
5. 2026-06-14
   days on market $165,000 Active 21 DOM
6. 2026-06-13
   status $165,000 Active 20 DOM
7. 2026-06-03
   status $165,000 Pending 20 DOM
8. 2026-06-02
   days on market $165,000 Active 20 DOM
9. 2026-06-01
   days on market $165,000 Active 19 DOM
10. 2026-05-31
    days on market $165,000 Active 18 DOM
11. 2026-05-30
    days on market $165,000 Active 17 DOM
12. 2026-05-12
    listed $165,000 Active 165-char remark
13. 2025-06-10
    historical $1,000
14. 2025-05-28
    listed $1,000
15. 2025-03-15
    historical $1,000
16. 2025-02-18
    price $1,000
17. 2025-02-04
    listed $1,050
18. 2024-07-27
    historical $785
19. 2024-07-19
    listed $785
20. 2024-05-12
    historical $900
21. 2024-04-30
    listed $900
22. 2024-03-25
    price $189,990
23. 2021-07-01
    soldstatus $126,800
24. 2007-03-02
    soldstatus $113,500

ⓘ 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: $2,351 · $196/mo
• Projected year-2 tax: $2,351 · $196/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 6/10 Major FEMA zone X (shaded) · 71% 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: $24,000
• − Mortgage interest: −$9,243
• − Property taxes: −$2,351
• − Insurance: −$825
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,800
• Taxable income: $2,942
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $4,695/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

+45.4% since first listed

15 events — show timeline

• 2026-06-12 Relisted — CBOR
• 2026-06-02 Pending — CBOR
• 2026-05-12 Listed $165,000 CBOR
• 2025-06-10 Rental Removed $1,000 APPFOLIO
• 2025-05-28 Listed for Rent $1,000 APPFOLIO
• 2025-03-15 Rental Removed $1,000 APPFOLIO
• 2025-02-18 Price Changed $1,000 APPFOLIO
• 2025-02-04 Listed for Rent $1,050 APPFOLIO
• 2024-07-27 Rental Removed $785 APPFOLIO
• 2024-07-19 Listed for Rent $785 APPFOLIO
• 2024-05-12 Rental Removed $900 APPFOLIO
• 2024-04-30 Listed for Rent $900 APPFOLIO
• 2024-03-25 Price Changed $189,990 CBOR
• 2021-07-01 Sold (Public Records) $126,800 Public Records
• 2007-03-02 Sold (Public Records) $113,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,351 · +0.0% YoY. Source: county tax records.