2193 Shelby St · Columbus, GA 31903

$100,000

3 bd · 1.5 ba · 1,515 sqft · SingleFamily public records · 202 Days on market

Built 1959 0.25 ac lot Est $79k · 27% over

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Why this score? — see what drove the D+ 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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY!!! This 3 BR/1.5 BA brick home is located on a huge corner lot, has over 1,500 sq ft and boasts enormous potential! Original hardwood floors, back deck, covered patio, extra storage and built in grill that will all pass with the sale. With an ARV of $130k plus and a potential rental income of around $1,200 per month, this home is a great buy! Home is being sold AS IS. Cash or conventional financing only. HVAC & roof will need to be replaced.

Key facts

• Large outbuilding
• Fenced corner lot
• 0.25 acre lot

Tags

• FENCED CORNER LOT
• LARGE OUTBUILDING

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Fenced yard; Corner lot; Outbuilding

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Hardwood floors; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+1.8%/yr); 100 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 38% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $62k; list at $100k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $78,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2193 Shelby St	0.00mi	3/1.5	1,515 (0%)	1mo	$80,000	$53	99
2353 Shelby St	0.37mi	3/2.0	1,568 (+4%)	4mo	$69,500	$44	72
20 Muscogee Dr	0.38mi	4/2.0 (+1)	1,550 (+2%)	18mo	$55,000	$35	56
20 Benning Dell Dr	0.35mi	4/2.0 (+1)	1,388 (-8%)	8mo	$165,000	$119	56
115 Engineer Dr	0.40mi	3/2.0	1,642 (+8%)	12mo	$52,000	$32	55
132 Ticknor Dr	0.46mi	3/1.0	1,308 (-14%)	2mo	$126,530	$97	52
1474 Brewer Ave	0.71mi	4/2.0 (+1)	1,549 (+2%)	8mo	$129,000	$83	50
190 Collins Dr	0.66mi	3/1.5	1,485 (-2%)	20mo	$26,000	$18	49
261 Robert E Lee Dr	0.59mi	3/1.5	1,683 (+11%)	8mo	$60,000	$36	47
4152 Bellamy St	0.64mi	3/2.0	1,596 (+5%)	18mo	$126,500	$79	44
1702 Penn Ave	0.48mi	3/1.0	1,298 (-14%)	20mo	$28,500	$22	35
1612 Bowman St	0.52mi	3/1.0	1,288 (-15%)	18mo	$67,500	$52	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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-7,076
• Equity at exit: $14,910

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,291
• Equity at exit: $8,646

Cash invested: $28,000 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$524
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $162

Break-even live

Break-even rent $819

Max offer price $100,000

Occupancy floor 79%

Sensitivity live

Price	-10% $219	-5% $191	+0% $162	+5% $134	+10% $106
Rent	-10% $81	-5% $122	+0% $162	+5% $203	+10% $243
Rate	-1.0pp $213	-0.5pp $188	base $162	+0.5pp $136	+1.0pp $110

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	45d	1	0.27mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	45d	1	0.44mi
4 Dean Dr Columbus, GA	3.0	1.5	1200	$1,050	$0.88	14d	1	0.46mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	14d	1	0.87mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	14d	1	0.91mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	14d	1	1.09mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	45d	1	1.16mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	14d	1	1.31mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	22d	1	1.40mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	14d	1	1.44mi

Listing history 7 events

1. 2026-04-29
   status Pending
2. 2025-10-09
   listed $100,000 Active
3. 2023-04-14
   historical 480-char remark

   Show marketing remark (480 chars)

   GREAT INVESTMENT OPPORTUNITY!!! This 3 BR/1.5 BA brick home is located on a huge corner lot, has over 1,500 sq ft and boasts enormous potential! Original hardwood floors, back deck, covered patio, extra storage and built in grill that will all pass with the sale. With an ARV of $130k plus and a potential rental income of around $1,200 per month, this home is a great buy! Home is being sold AS IS. Cash or conventional financing only. HVAC & roof will need to be replaced.

4. 2023-03-29
   soldstatus $62,000
5. 2023-03-24
   soldstatus $62,000 Closed 480-char remark

   Show marketing remark (480 chars)

   GREAT INVESTMENT OPPORTUNITY!!! This 3 BR/1.5 BA brick home is located on a huge corner lot, has over 1,500 sq ft and boasts enormous potential! Original hardwood floors, back deck, covered patio, extra storage and built in grill that will all pass with the sale. With an ARV of $130k plus and a potential rental income of around $1,200 per month, this home is a great buy! Home is being sold AS IS. Cash or conventional financing only. HVAC & roof will need to be replaced.

6. 2023-02-28
   historical 480-char remark

   Show marketing remark (480 chars)

   GREAT INVESTMENT OPPORTUNITY!!! This 3 BR/1.5 BA brick home is located on a huge corner lot, has over 1,500 sq ft and boasts enormous potential! Original hardwood floors, back deck, covered patio, extra storage and built in grill that will all pass with the sale. With an ARV of $130k plus and a potential rental income of around $1,200 per month, this home is a great buy! Home is being sold AS IS. Cash or conventional financing only. HVAC & roof will need to be replaced.

7. 2023-02-22
   listed $69,900 480-char remark

   Show marketing remark (480 chars)

   GREAT INVESTMENT OPPORTUNITY!!! This 3 BR/1.5 BA brick home is located on a huge corner lot, has over 1,500 sq ft and boasts enormous potential! Original hardwood floors, back deck, covered patio, extra storage and built in grill that will all pass with the sale. With an ARV of $130k plus and a potential rental income of around $1,200 per month, this home is a great buy! Home is being sold AS IS. Cash or conventional financing only. HVAC & roof will need to be replaced.

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $971 · $81/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,294
• − Mortgage interest: −$5,602
• − Property taxes: −$971
• − Insurance: −$500
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,909
• Taxable income: $346
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $1,866/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

+43.1% since first listed

7 events — show timeline

• 2026-04-29 Pending — CBOR
• 2025-10-09 Listed $100,000 CBOR
• 2023-04-14 Delisted — CBOR
• 2023-03-29 Sold (Public Records) $62,000 Public Records
• 2023-03-24 Sold (MLS) $62,000 CBOR
• 2023-02-28 Delisted — CBOR
• 2023-02-22 Listed $69,900 CBOR

Property tax history

+3.9%/yr

Latest (2025): $971 · +0.0% YoY. Source: county tax records.