3401 13th Ave · Columbus, GA 31904

$70,000

2 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 6 Days on market

Built 1927 0.30 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

So much potential! This all-brick home has good bones. It has hardwood floors almost throughout. Would be great for flipping. Selling as is.

Key facts

• 0.3 acre lot
• Listed 6 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Single story
• Construction: Brick construction; Crawl space foundation
• Exterior features: Lot approximately 70 x 183 (about 0.3 acres); Zoned residential

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood floors; Living room fireplace (1)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 12.4% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 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: property tax is 2.9% of price; built in 1927 — 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 $70,000

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.66% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.65%
• DSCR: 1.96
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $162,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 30th St	0.44mi	2/1.0	1,293 (-1%)	2mo	$169,900	$131	76
3618 17th Ave	0.52mi	2/1.0	1,316 (+1%)	3mo	$72,500	$55	71
3525 Howard Ave	0.23mi	3/1.0 (+1)	1,260 (-3%)	9mo	$135,000	$107	71
4206 Earline Ave	0.58mi	3/1.0 (+1)	1,325 (+2%)	2mo	$39,000	$29	64
4109 Sherwood Ave	0.63mi	3/1.0 (+1)	1,350 (+4%)	4mo	$147,500	$109	56
3310 Sherwood Ave	0.42mi	3/1.0 (+1)	1,426 (+10%)	9mo	$178,750	$125	52
3640 Calvin Dr	0.75mi	3/2.0 (+1)	1,254 (-4%)	2mo	$177,500	$142	48
2801 11th Ave	0.50mi	3/1.0 (+1)	1,440 (+11%)	8mo	$95,000	$66	48
3408 Barrington Dr	0.72mi	3/1.0 (+1)	1,252 (-4%)	10mo	$29,000	$23	46
1402 41st St	0.48mi	3/1.0 (+1)	1,154 (-11%)	11mo	$154,900	$134	44
1615 30th St	0.41mi	3/2.0 (+1)	1,488 (+14%)	9mo	$214,900	$144	40
1729 41st St	0.73mi	3/2.0 (+1)	1,404 (+8%)	12mo	$175,000	$125	34

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: 14.4%
• Equity multiple: 1.58×
• Total profit: $11,297
• Equity at exit: $10,437

10-year hold

• IRR: 23.2%
• Equity multiple: 3.01×
• Total profit: $39,305
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,160 high
• Mortgage (P&I): −$367
• Tax from tax record: −$167 /mo · $2,002/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $354

Break-even live

Break-even rent $713

Max offer price $70,000

Occupancy floor 65%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	13d	1	0.33mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	43d	1	0.37mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	43d	1	0.45mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	43d	1	0.52mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	43d	1	0.52mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	43d	1	0.53mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	13d	1	0.56mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	43d	1	0.59mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	13d	1	0.67mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	21d	1	0.68mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	43d	1	0.73mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	43d	1	0.73mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	21d	1	0.74mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	13d	1	0.76mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	13d	1	0.95mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	43d	1	1.02mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	21d	1	1.03mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	21d	1	1.09mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	13d	1	1.14mi
1815 17th Ave Apt 7 Columbus, GA	2.0	1.0	937	$1,040	$1.11	43d	1	1.17mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	21d	1	1.21mi
1 Magnolia St Columbus, GA	3.0	2.0	1542	$1,195	$0.77	13d	1	1.24mi
4444 Saint Francis Ave Columbus, GA	3.0	2.0	1525	$1,550	$1.02	13d	1	1.28mi
3711 Armour Ave Apt 21 Columbus, GA	2.0	1.0	1200	$1,057	$0.88	43d	1	1.38mi
3821 Armour Ave Columbus, GA	2.0	2.0	1200	$1,100	$0.92	43d	1	1.42mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	13d	1	1.45mi
1519 16th Ave Columbus, GA	1.0	1.0	1000	$1,300	$1.30	44d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $70,000 Active 6 DOM
2. 2026-06-17
   days on market $70,000 Active 5 DOM
3. 2026-06-16
   days on market $70,000 Active 4 DOM
4. 2026-06-15
   days on market $70,000 Active 3 DOM
5. 2026-06-13
   remarks 141-char remark
6. 2026-06-13
   listed $70,000 Active 1 DOM

ⓘ 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: $2,002 · $167/mo
• Projected year-2 tax: $2,002 · $167/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 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: $13,926
• − Mortgage interest: −$3,921
• − Property taxes: −$2,002
• − Insurance: −$350
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,036
• Taxable income: $3,388
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $3,431/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

• 2026-06-11 Listed $70,000 CBOR

Property tax history

+0.4%/yr

Latest (2025): $2,002 · +0.0% YoY. Source: county tax records.