2002 Somerset Ave · Columbus, GA 31903

$55,000

3 bd · 1.0 ba · 1,251 sqft · SingleFamily public records · 44 Days on market

Built 1955 0.27 ac lot $44/sqft · 50% below 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
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors!! This home is in need of some TLC. It has 3 bedrooms/1 full bathroom, brick home located on a flat 0.27 acre corner lot that is fenced in. Being sold AS IS. Only CASH offers.

Key facts

• 0.27 acre lot
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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 (+1.8%/yr); 100 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 39% 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 $380 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 + 1.8% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.91% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.4

CMA / ARV

• ARV (median comp): $110,068
• List price: $55,000
• Delta: -50.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2058 Somerset Ave	0.14mi	3/1.0	1,251 (0%)	0mo	$125,000	$100	93
3018 Plantation Rd	0.35mi	3/1.0	1,280 (+2%)	1mo	$62,900	$49	79
3009 Plantation Rd	0.38mi	3/1.0	1,233 (-1%)	6mo	$118,000	$96	75
2942 Hawthorne Dr	0.38mi	3/1.0	1,196 (-4%)	1mo	$139,200	$116	74
2254 S Lumpkin Rd	0.37mi	3/1.0	1,158 (-7%)	4mo	$65,000	$56	66
2841 Hawthorne Dr	0.51mi	3/2.0	1,288 (+3%)	4mo	$70,000	$54	64
132 Ticknor Dr	0.66mi	3/1.0	1,308 (+5%)	2mo	$126,530	$97	60
2864 Hawthorne Dr	0.45mi	2/1.5 (-1)	1,336 (+7%)	1mo	$51,249	$38	60
2715 Hawthorne Dr	0.66mi	3/1.0	1,252 (+0%)	11mo	$103,900	$83	60
1818 Somerset Ave	0.21mi	4/2.0 (+1)	1,400 (+12%)	3mo	$131,000	$94	59
1270 Providence Ln	0.75mi	3/2.0	1,167 (-7%)	9mo	$161,000	$138	43
3115 Meade St	0.61mi	3/2.0	1,437 (+15%)	10mo	$15,000	$10	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: 26.3%
• Equity multiple: 2.07×
• Total profit: $16,482
• Equity at exit: $8,201

10-year hold

• IRR: 33.2%
• Equity multiple: 3.84×
• Total profit: $43,795
• Equity at exit: $4,755

Cash invested: $15,400 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,052 high
• Mortgage (P&I): −$288
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $418

Break-even live

Break-even rent $524

Max offer price $55,000

Occupancy floor 55%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	0.13mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	13d	1	0.41mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	13d	1	0.48mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	13d	1	0.51mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	13d	1	0.63mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	43d	1	0.65mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	21d	1	0.68mi
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	43d	1	0.69mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	0.75mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	13d	1	0.82mi
2840 Walker St Columbus, GA	3.0	1.0	1032	$975	$0.94	43d	1	0.87mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	43d	1	0.92mi
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	43d	1	0.98mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	43d	1	1.05mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	1.08mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	13d	1	1.16mi
2558 Rice St Columbus, GA	3.0	2.0	1618	$1,450	$0.90	13d	1	1.18mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$1,099	$1.02	13d	14	1.19mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	1.30mi
2550 Wedgefield Ct Columbus, GA	2.0	2.0	1100	$788	$0.72	13d	1	1.30mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	1.33mi
4 Dean Dr Columbus, GA	3.0	1.5	1200	$1,050	$0.88	13d	1	1.35mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$1,099	$1.00	13d	8	1.46mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	1.47mi

Listing history 14 events

1. 2026-06-14
   days on market $55,000 Active 44 DOM
2. 2026-06-13
   days on market $55,000 Active 43 DOM
3. 2026-06-10
   days on market $55,000 Active 41 DOM
4. 2026-06-09
   days on market $55,000 Active 40 DOM
5. 2026-06-08
   days on market $55,000 Active 39 DOM
6. 2026-06-07
   days on market $55,000 Active 38 DOM
7. 2026-06-05
   days on market $55,000 Active 35 DOM
8. 2026-06-03
   days on market $55,000 Active 34 DOM
9. 2026-06-02
   days on market $55,000 Active 33 DOM
10. 2026-06-01
    days on market $55,000 Active 32 DOM
11. 2026-05-31
    days on market $55,000 Active 31 DOM
12. 2026-05-30
    days on market $55,000 Active 30 DOM
13. 2026-05-18
    price $55,000 197-char remark
14. 2026-04-30
    listed $70,000 Active 197-char remark

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,229 · $102/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 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $12,627
• − Mortgage interest: −$3,081
• − Property taxes: −$1,229
• − Insurance: −$275
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$1,600
• Taxable income: $4,422
• Est. tax owed @ 24.0%: −$1,061
• After-tax cash flow: $3,949/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

1 event — show timeline

• 2026-05-18 Price Changed $55,000 CBOR

Property tax history

+29.9%/yr

Latest (2025): $1,229 · +0.0% YoY. Source: county tax records.