949 54th St · Columbus, GA 31904

$105,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 4 Days on market

Built 1970 0.26 ac lot Est $144k · 27% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.1/10.0
• 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 MLS

Cute as a button, this home is looking for your family! Tons of natural light! Move-in ready w/ brand new scratch & water resistant LVP in a beautiful soft color, no carpet in this home! Fresh paint both inside & out, including the trim! The master features a walk-in closet, half bath & a view of the beautiful backyard w/ wired workshop! New roof! New stove! Fenced on 3 sides! Inside laundry room! Close to everything! Convenient to Bradley Park for shopping and restaurants! You won't want to miss this beautiful home!

Key facts

• Fenced back yard
• Carport
• Storage bldg

Tags

• FENCED BACK YARD
• CARPORT
• STORAGE BLDG

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.0% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $726 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $77k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $105,000

Questions for the listing agent

1. Built in 1970 — 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: 1.21% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $143,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5462 Richmond Ave	0.16mi	3/1.0	1,131 (+5%)	8mo	$150,000	$133	78
1031 E Crockett Dr	0.42mi	3/1.0	1,075 (-0%)	3mo	$139,900	$130	77
1037 E Crockett Dr	0.42mi	3/2.0	1,075 (-0%)	5mo	$142,200	$132	71
713 Turner Rd	0.58mi	3/1.0	1,056 (-2%)	1mo	$158,000	$150	68
5223 Thomason Ave	0.25mi	2/1.0 (-1)	980 (-9%)	1mo	$27,000	$28	67
801 Crockett Dr	0.44mi	3/1.0	1,150 (+6%)	8mo	$145,000	$126	62
5110 11th Ave	0.61mi	3/2.0	1,120 (+4%)	2mo	$179,900	$161	60
5616 Morris Ave	0.31mi	4/2.0 (+1)	1,214 (+12%)	3mo	$152,000	$125	53
5043 Thomason Ave	0.55mi	3/1.0	950 (-12%)	4mo	$135,000	$142	51
5534 Orchard Dr	0.70mi	3/1.0	1,160 (+7%)	6mo	$192,000	$166	50
5526 Grove Ave	0.62mi	3/2.0	1,201 (+11%)	1mo	$175,000	$146	48
5094 Hale Dr	0.69mi	3/2.0	1,200 (+11%)	4mo	$150,000	$125	42

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,516
• Equity at exit: $15,656

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $29,624
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$551
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $322

Break-even live

Break-even rent $866

Max offer price $105,000

Occupancy floor 70%

Sensitivity live

Price	-10% $381	-5% $351	+0% $322	+5% $292	+10% $262
Rent	-10% $221	-5% $271	+0% $322	+5% $372	+10% $422
Rate	-1.0pp $375	-0.5pp $348	base $322	+0.5pp $294	+1.0pp $267

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1061 54th St Columbus, GA	3.0	1.0	1005	$1,100	$1.09	21d	1	0.31mi
118 Wendell Dr Columbus, GA	4.0	2.0	1490	$1,700	$1.14	44d	1	0.83mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	44d	1	0.92mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	44d	1	1.03mi
5614 Lorenzo Rd Columbus, GA	2.0	1.0	1112	$950	$0.85	44d	1	1.05mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	21d	1	1.08mi
4715 18th Ave Columbus, GA	4.0	2.0	1156	$1,600	$1.38	21d	1	1.16mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	14d	1	1.27mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	44d	1	1.28mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	21d	1	1.29mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	21d	1	1.34mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	44d	1	1.43mi

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   listed $105,000 Active
3. 2018-12-31
   soldstatus $77,000
4. 2018-12-20
   soldstatus $77,000 534-char remark

   Show marketing remark (534 chars)

   Cute as a button, this home is looking for your family! Tons of natural light! Move-in ready w/ brand new scratch & water resistant LVP in a beautiful soft color, no carpet in this home! Fresh paint both inside & out, including the trim! The master features a walk-in closet, half bath & a view of the beautiful backyard w/ wired workshop! New roof! New stove! Fenced on 3 sides! Inside laundry room! Close to everything! Convenient to Bradley Park for shopping and restaurants! You won't want to miss this beautiful home!

5. 2018-06-05
   listed $79,900

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $1,074 · $90/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: $15,274
• − Mortgage interest: −$5,882
• − Property taxes: −$1,074
• − Insurance: −$525
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$3,055
• Taxable income: $2,295
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $3,309/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

+31.4% since first listed

5 events — show timeline

• 2026-04-28 Pending — CBOR
• 2026-04-24 Listed $105,000 CBOR
• 2018-12-31 Sold (Public Records) $77,000 Public Records
• 2018-12-20 Sold (MLS) $77,000 GAMLS
• 2018-06-05 Listed $79,900 CBOR

Property tax history

+6.1%/yr

Latest (2025): $1,074 · +0.1% YoY. Source: county tax records.