908 Magnolia Ave · Columbus, GA 31906

$65,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 115 Days on market

Built 1946 $90/sqft · 54% above area

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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 +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is ideal for a small family or a professional working from home or in the office. .. It has a backyard to enjoy. A front porch with an expansive view of down town fully renovated with a discount for kitchen cabinets if buyer chooses to replace. This home is in move in condition and affordable priced to do so. New Metal Roof New windows and doors New Havac System, heat and A/C New Tankless Water Heater New refrigerator Partially fenced backyard. And a driveway also.

Key facts

• New metal roof
• New doors
• Front porch

Tags

• BACKYARD
• FRONT PORCH
• EXPANSIVE VIEW
• NEW METAL ROOF
• NEW WINDOWS
• NEW DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $449 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 + 4.8% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $65k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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 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: 1.52% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.95%
• DSCR: 2.02
• GRM: 5.5

CMA / ARV

• ARV (median comp): $42,099
• List price: $65,000
• Delta: 54.40%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1237 9th St	0.03mi	2/1.0	750 (+4%)	8mo	$50,000	$67	85
812 Magnolia Ave	0.19mi	2/1.0	672 (-7%)	21mo	$34,000	$51	62
808 Magnolia Ave	0.19mi	2/1.0	672 (-7%)	21mo	$34,000	$51	62

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.74×
• Total profit: $13,482
• Equity at exit: $9,692

10-year hold

• IRR: 27.6%
• Equity multiple: 3.65×
• Total profit: $48,156
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $989 high
• Mortgage (P&I): −$341
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $348

Break-even live

Break-even rent $548

Max offer price $65,000

Occupancy floor 60%

Sensitivity live

Price	-10% $385	-5% $366	+0% $348	+5% $330	+10% $311
Rent	-10% $270	-5% $309	+0% $348	+5% $387	+10% $426
Rate	-1.0pp $381	-0.5pp $365	base $348	+0.5pp $331	+1.0pp $314

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	22d	1	0.02mi
917 Oakview Ave Unit D Columbus, GA	1.0	1.0	700	$975	$1.39	44d	1	0.02mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	44d	1	0.02mi
917 Oakview Ave Unit 5 Columbus, GA	1.0	1.0	700	$975	$1.39	44d	1	0.02mi
822 Ragland Ct Unit A Columbus, GA	2.0	1.0	600	$775	$1.29	44d	1	0.20mi
816 9th St Unit 5 Columbus, GA	2.0	1.0	660	$550	$0.83	14d	1	0.41mi
706 Palmetto Ave Unit B Columbus, GA	2.0	1.0	675	$700	$1.04	14d	1	0.48mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	22d	1	0.84mi
1315 Wildwood Ave Unit 1 Columbus, GA	1.0	1.0	700	$670	$0.96	44d	1	1.17mi
1315 Wildwood Ave Unit 18 Columbus, GA	1.0	1.0	625	$700	$1.12	14d	1	1.17mi
2516 Schaul St Columbus, GA	1.0	1.0	610	$775	$1.27	44d	1	1.24mi
2106 S Andrews Cir Unit A Columbus, GA	1.0	1.0	700	$575	$0.82	14d	1	1.29mi
214 23rd Ave Unit A Columbus, GA	1.0	1.0	640	$410	$0.64	14d	1	1.38mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	22d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 115 DOM
2. 2026-06-17
   days on market $65,000 Active 114 DOM
3. 2026-06-16
   days on market $65,000 Active 113 DOM
4. 2026-06-15
   days on market $65,000 Active 112 DOM
5. 2026-06-14
   days on market $65,000 Active 110 DOM
6. 2026-06-13
   days on market $65,000 Active 109 DOM
7. 2026-06-10
   days on market $65,000 Active 107 DOM
8. 2026-06-09
   days on market $65,000 Active 106 DOM
9. 2026-06-08
   days on market $65,000 Active 105 DOM
10. 2026-06-07
    days on market $65,000 Active 104 DOM
11. 2026-06-05
    days on market $65,000 Active 101 DOM
12. 2026-06-03
    days on market $65,000 Active 100 DOM
13. 2026-06-02
    days on market $65,000 Active 99 DOM
14. 2026-06-01
    days on market $65,000 Active 98 DOM
15. 2026-05-31
    days on market $65,000 Active 97 DOM
16. 2026-05-30
    days on market $65,000 Active 96 DOM
17. 2026-02-19
    listed $65,000 Active 481-char remark

    Show marketing remark (481 chars)

    This home is ideal for a small family or a professional working from home or in the office. .. It has a backyard to enjoy. A front porch with an expansive view of down town fully renovated with a discount for kitchen cabinets if buyer chooses to replace. This home is in move in condition and affordable priced to do so. New Metal Roof New windows and doors New Havac System, heat and A/C New Tankless Water Heater New refrigerator Partially fenced backyard. And a driveway also.

18. 2006-07-28
    soldstatus $19,000

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $784 · $65/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 · 18 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: $11,868
• − Mortgage interest: −$3,641
• − Property taxes: −$784
• − Insurance: −$325
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,891
• Taxable income: $3,328
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $3,378/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

+242.1% since first listed

2 events — show timeline

• 2026-02-19 Listed $65,000 Fizber.com
• 2006-07-28 Sold (Public Records) $19,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $784 · -0.0% YoY. Source: county tax records.