485 Mellon St · Columbus, GA 31903

$115,000

2 bd · 2.0 ba · 960 sqft · MultiFamily public records · 105 Days on market

Built 1959 8,276 sqft lot $120/sqft · 177% above area ↓ 4% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investors, seize this exceptional opportunity to add a prime duplex to your portfolio! This well-maintained property features two fully remodeled 1-bedroom, 1-bath units, perfect for generating consistent rental income. Each unit has been updated with fresh interior and exterior paint. Recent renovations include the removal of a dilapidated enclosed porch and tree removal, providing a clean, inviting exterior. Significant upgrades have been made to ensure long-term durability and efficiency. The building showcases new fascia, soffit, and trim, along with a brand new 25-year architectural shingle roof and stylish new front doors. Inside, modern LVP flooring, two newly added kitchenettes—each equipped with sinks—make these units highly functional for tenants. The bathrooms have been tastefully updated with new vanities, plumbing, and fixtures. Additional improvements include brand new electric hot water heaters with protective pans, ensuring peace of mind for you and your tenants. The front fence has been repaired, adding to the property's overall appeal and security. Every unit has been fitted with new fixtures and upgraded electrical outlets, including GFCIs for safety compliance. Financially, this duplex is a standout investment. Each unit can generate approximately $800 per month, yielding a total income of $1,600. When factoring in management fees, vacancies, property taxes, insurance, and maintenance costs, the estimated cap rate stands around 11%. This impressive cash flow potential makes it a smart addition to any real estate portfolio. Constructed of all block, this building is built to last, requiring no immediate updates or repairs. With its strategic location and strong rental demand, this duplex promises to be a reliable source of income for years to come.

Key facts

• Modern lvp flooring
• Repaired front fence
• 8,276 sq ft lot

Tags

• FULLY REMODELED UNITS
• NEW ARCHITECTURAL SHINGLE ROOF
• MODERN LVP FLOORING
• NEWLY ADDED KITCHENETTES
• NEW ELECTRIC HOT WATER HEATERS
• REPAIRED FRONT FENCE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $1,525/mo this rent would consume 56% of the median local household income ($32k/yr) (locally 1878% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 + 1.8% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $95k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.69%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (median comp): $41,442
• List price: $115,000
• Delta: 177.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.30×
• Total profit: $9,785
• Equity at exit: $17,147

10-year hold

• IRR: 16.1%
• Equity multiple: 2.25×
• Total profit: $40,203
• Equity at exit: $9,943

Cash invested: $32,200 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $475

Break-even live

Break-even rent $924

Max offer price $115,000

Occupancy floor 64%

Sensitivity live

Price	-10% $540	-5% $507	+0% $475	+5% $442	+10% $409
Rent	-10% $354	-5% $414	+0% $475	+5% $535	+10% $595
Rate	-1.0pp $532	-0.5pp $504	base $475	+0.5pp $445	+1.0pp $414

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,524
Total (2 units)			$1,525

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
497 Mellon St Columbus, GA	1.0	1.0	600	$600	$1.00	21d	1	0.06mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	0.30mi
2406 Dawson St #2 Columbus, GA	2.0	1.0	565	$700	$1.24	21d	1	0.47mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	0.49mi
604 Morris Rd Columbus, GA	1.0	1.0	568	$625	$1.10	44d	1	0.62mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	14d	1	0.73mi
3217 Lee St Apt 1 Columbus, GA	2.0	1.0	688	$899	$1.31	44d	1	0.74mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	21d	1	0.74mi
214 23rd Ave Unit A Columbus, GA	1.0	1.0	640	$410	$0.64	14d	1	0.79mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	44d	1	0.79mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	14d	1	0.79mi
2106 S Andrews Cir Unit A Columbus, GA	1.0	1.0	700	$575	$0.82	14d	1	0.86mi
916 Lawyers Ln Columbus, GA	1.0	1.0	833	$525	$0.63	21d	1	0.87mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$999	$0.91	14d	8	0.96mi
784 Terminal Ct Unit 11 Columbus, GA	2.0	1.0	600	$725	$1.21	44d	1	0.96mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	44d	1	0.96mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	0.96mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	44d	1	1.08mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$999	$0.93	14d	14	1.20mi
706 Palmetto Ave Unit B Columbus, GA	2.0	1.0	675	$700	$1.04	14d	1	1.24mi
2516 Schaul St Columbus, GA	1.0	1.0	610	$775	$1.27	44d	1	1.26mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	14d	6	1.30mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	1.33mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,038	$1.08	14d	12	1.42mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	44d	1	1.43mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	44d	1	1.44mi

Listing history 28 events

1. 2026-06-18
   days on market $115,000 Active 105 DOM
2. 2026-06-17
   days on market $115,000 Active 104 DOM
3. 2026-06-16
   days on market $115,000 Active 103 DOM
4. 2026-06-15
   days on market $115,000 Active 102 DOM
5. 2026-06-14
   days on market $115,000 Active 100 DOM
6. 2026-06-13
   days on market $115,000 Active 99 DOM
7. 2026-06-10
   days on market $115,000 Active 97 DOM
8. 2026-06-09
   days on market $115,000 Active 96 DOM
9. 2026-06-08
   days on market $115,000 Active 95 DOM
10. 2026-06-07
    days on market $115,000 Active 94 DOM
11. 2026-06-05
    days on market $115,000 Active 91 DOM
12. 2026-06-03
    days on market $115,000 Active 90 DOM
13. 2026-06-02
    days on market $115,000 Active 89 DOM
14. 2026-06-01
    days on market $115,000 Active 88 DOM
15. 2026-05-31
    days on market $115,000 Active 87 DOM
16. 2026-05-30
    days on market $115,000 Active 86 DOM
17. 2026-03-05
    listed $115,000 Active 1809-char remark

    Show marketing remark (1809 chars)

    Investors, seize this exceptional opportunity to add a prime duplex to your portfolio! This well-maintained property features two fully remodeled 1-bedroom, 1-bath units, perfect for generating consistent rental income. Each unit has been updated with fresh interior and exterior paint. Recent renovations include the removal of a dilapidated enclosed porch and tree removal, providing a clean, inviting exterior. Significant upgrades have been made to ensure long-term durability and efficiency. The building showcases new fascia, soffit, and trim, along with a brand new 25-year architectural shingle roof and stylish new front doors. Inside, modern LVP flooring, two newly added kitchenettes—each equipped with sinks—make these units highly functional for tenants. The bathrooms have been tastefully updated with new vanities, plumbing, and fixtures. Additional improvements include brand new electric hot water heaters with protective pans, ensuring peace of mind for you and your tenants. The front fence has been repaired, adding to the property's overall appeal and security. Every unit has been fitted with new fixtures and upgraded electrical outlets, including GFCIs for safety compliance. Financially, this duplex is a standout investment. Each unit can generate approximately $800 per month, yielding a total income of $1,600. When factoring in management fees, vacancies, property taxes, insurance, and maintenance costs, the estimated cap rate stands around 11%. This impressive cash flow potential makes it a smart addition to any real estate portfolio. Constructed of all block, this building is built to last, requiring no immediate updates or repairs. With its strategic location and strong rental demand, this duplex promises to be a reliable source of income for years to come.

18. 2025-06-18
    soldstatus $95,000
19. 2025-05-22
    soldstatus $95,000 Closed 1861-char remark

    Show marketing remark (1861 chars)

    Investors, seize this exceptional opportunity to add a prime duplex to your portfolio! This well-maintained property features two fully remodeled 1-bedroom, 1-bath units, perfect for generating consistent rental income. Each unit has been updated with fresh interior and exterior paint. Recent renovations include the removal of a dilapidated enclosed porch and tree removal, providing a clean, inviting exterior. Significant upgrades have been made to ensure long-term durability and efficiency. The building showcases new fascia, soffit, and trim, along with a brand new 25-year architectural shingle roof and stylish new front doors. Inside, modern LVP flooring, two newly added kitchenettes—each equipped with sinks—make these units highly functional for tenants. The bathrooms have been tastefully updated with new vanities, plumbing, and fixtures. Additional improvements include brand new electric hot water heaters with protective pans, ensuring peace of mind for you and your tenants. The front fence has been repaired, adding to the property's overall appeal and security. Every unit has been fitted with new fixtures and upgraded electrical outlets, including GFCIs for safety compliance. Financially, this duplex is a standout investment. Each unit can generate approximately $800 per month, yielding a total income of $1,600. When factoring in management fees, vacancies, property taxes, insurance, and maintenance costs, the estimated cap rate stands around 11%. This impressive cash flow potential makes it a smart addition to any real estate portfolio. Constructed of all block, this building is built to last, requiring no immediate updates or repairs. With its strategic location and strong rental demand, this duplex promises to be a reliable source of income for years to come. Don't miss out on this opportunity to secure a soun

20. 2025-04-18
    status Pending 1861-char remark

    Show marketing remark (1861 chars)

    Investors, seize this exceptional opportunity to add a prime duplex to your portfolio! This well-maintained property features two fully remodeled 1-bedroom, 1-bath units, perfect for generating consistent rental income. Each unit has been updated with fresh interior and exterior paint. Recent renovations include the removal of a dilapidated enclosed porch and tree removal, providing a clean, inviting exterior. Significant upgrades have been made to ensure long-term durability and efficiency. The building showcases new fascia, soffit, and trim, along with a brand new 25-year architectural shingle roof and stylish new front doors. Inside, modern LVP flooring, two newly added kitchenettes—each equipped with sinks—make these units highly functional for tenants. The bathrooms have been tastefully updated with new vanities, plumbing, and fixtures. Additional improvements include brand new electric hot water heaters with protective pans, ensuring peace of mind for you and your tenants. The front fence has been repaired, adding to the property's overall appeal and security. Every unit has been fitted with new fixtures and upgraded electrical outlets, including GFCIs for safety compliance. Financially, this duplex is a standout investment. Each unit can generate approximately $800 per month, yielding a total income of $1,600. When factoring in management fees, vacancies, property taxes, insurance, and maintenance costs, the estimated cap rate stands around 11%. This impressive cash flow potential makes it a smart addition to any real estate portfolio. Constructed of all block, this building is built to last, requiring no immediate updates or repairs. With its strategic location and strong rental demand, this duplex promises to be a reliable source of income for years to come. Don't miss out on this opportunity to secure a soun

21. 2025-04-17
    historical 1861-char remark

    Show marketing remark (1861 chars)

    Investors, seize this exceptional opportunity to add a prime duplex to your portfolio! This well-maintained property features two fully remodeled 1-bedroom, 1-bath units, perfect for generating consistent rental income. Each unit has been updated with fresh interior and exterior paint. Recent renovations include the removal of a dilapidated enclosed porch and tree removal, providing a clean, inviting exterior. Significant upgrades have been made to ensure long-term durability and efficiency. The building showcases new fascia, soffit, and trim, along with a brand new 25-year architectural shingle roof and stylish new front doors. Inside, modern LVP flooring, two newly added kitchenettes—each equipped with sinks—make these units highly functional for tenants. The bathrooms have been tastefully updated with new vanities, plumbing, and fixtures. Additional improvements include brand new electric hot water heaters with protective pans, ensuring peace of mind for you and your tenants. The front fence has been repaired, adding to the property's overall appeal and security. Every unit has been fitted with new fixtures and upgraded electrical outlets, including GFCIs for safety compliance. Financially, this duplex is a standout investment. Each unit can generate approximately $800 per month, yielding a total income of $1,600. When factoring in management fees, vacancies, property taxes, insurance, and maintenance costs, the estimated cap rate stands around 11%. This impressive cash flow potential makes it a smart addition to any real estate portfolio. Constructed of all block, this building is built to last, requiring no immediate updates or repairs. With its strategic location and strong rental demand, this duplex promises to be a reliable source of income for years to come. Don't miss out on this opportunity to secure a soun

22. 2025-03-07
    price $105,000 1861-char remark

    Show marketing remark (1861 chars)

    Investors, seize this exceptional opportunity to add a prime duplex to your portfolio! This well-maintained property features two fully remodeled 1-bedroom, 1-bath units, perfect for generating consistent rental income. Each unit has been updated with fresh interior and exterior paint. Recent renovations include the removal of a dilapidated enclosed porch and tree removal, providing a clean, inviting exterior. Significant upgrades have been made to ensure long-term durability and efficiency. The building showcases new fascia, soffit, and trim, along with a brand new 25-year architectural shingle roof and stylish new front doors. Inside, modern LVP flooring, two newly added kitchenettes—each equipped with sinks—make these units highly functional for tenants. The bathrooms have been tastefully updated with new vanities, plumbing, and fixtures. Additional improvements include brand new electric hot water heaters with protective pans, ensuring peace of mind for you and your tenants. The front fence has been repaired, adding to the property's overall appeal and security. Every unit has been fitted with new fixtures and upgraded electrical outlets, including GFCIs for safety compliance. Financially, this duplex is a standout investment. Each unit can generate approximately $800 per month, yielding a total income of $1,600. When factoring in management fees, vacancies, property taxes, insurance, and maintenance costs, the estimated cap rate stands around 11%. This impressive cash flow potential makes it a smart addition to any real estate portfolio. Constructed of all block, this building is built to last, requiring no immediate updates or repairs. With its strategic location and strong rental demand, this duplex promises to be a reliable source of income for years to come. Don't miss out on this opportunity to secure a soun

23. 2025-02-22
    price $114,500 1861-char remark

    Show marketing remark (1861 chars)

    Investors, seize this exceptional opportunity to add a prime duplex to your portfolio! This well-maintained property features two fully remodeled 1-bedroom, 1-bath units, perfect for generating consistent rental income. Each unit has been updated with fresh interior and exterior paint. Recent renovations include the removal of a dilapidated enclosed porch and tree removal, providing a clean, inviting exterior. Significant upgrades have been made to ensure long-term durability and efficiency. The building showcases new fascia, soffit, and trim, along with a brand new 25-year architectural shingle roof and stylish new front doors. Inside, modern LVP flooring, two newly added kitchenettes—each equipped with sinks—make these units highly functional for tenants. The bathrooms have been tastefully updated with new vanities, plumbing, and fixtures. Additional improvements include brand new electric hot water heaters with protective pans, ensuring peace of mind for you and your tenants. The front fence has been repaired, adding to the property's overall appeal and security. Every unit has been fitted with new fixtures and upgraded electrical outlets, including GFCIs for safety compliance. Financially, this duplex is a standout investment. Each unit can generate approximately $800 per month, yielding a total income of $1,600. When factoring in management fees, vacancies, property taxes, insurance, and maintenance costs, the estimated cap rate stands around 11%. This impressive cash flow potential makes it a smart addition to any real estate portfolio. Constructed of all block, this building is built to last, requiring no immediate updates or repairs. With its strategic location and strong rental demand, this duplex promises to be a reliable source of income for years to come. Don't miss out on this opportunity to secure a soun

24. 2024-12-10
    price $114,999 1861-char remark

    Show marketing remark (1861 chars)

    Investors, seize this exceptional opportunity to add a prime duplex to your portfolio! This well-maintained property features two fully remodeled 1-bedroom, 1-bath units, perfect for generating consistent rental income. Each unit has been updated with fresh interior and exterior paint. Recent renovations include the removal of a dilapidated enclosed porch and tree removal, providing a clean, inviting exterior. Significant upgrades have been made to ensure long-term durability and efficiency. The building showcases new fascia, soffit, and trim, along with a brand new 25-year architectural shingle roof and stylish new front doors. Inside, modern LVP flooring, two newly added kitchenettes—each equipped with sinks—make these units highly functional for tenants. The bathrooms have been tastefully updated with new vanities, plumbing, and fixtures. Additional improvements include brand new electric hot water heaters with protective pans, ensuring peace of mind for you and your tenants. The front fence has been repaired, adding to the property's overall appeal and security. Every unit has been fitted with new fixtures and upgraded electrical outlets, including GFCIs for safety compliance. Financially, this duplex is a standout investment. Each unit can generate approximately $800 per month, yielding a total income of $1,600. When factoring in management fees, vacancies, property taxes, insurance, and maintenance costs, the estimated cap rate stands around 11%. This impressive cash flow potential makes it a smart addition to any real estate portfolio. Constructed of all block, this building is built to last, requiring no immediate updates or repairs. With its strategic location and strong rental demand, this duplex promises to be a reliable source of income for years to come. Don't miss out on this opportunity to secure a soun

25. 2024-10-19
    listed $124,900 Active 1861-char remark

    Show marketing remark (1861 chars)

    Investors, seize this exceptional opportunity to add a prime duplex to your portfolio! This well-maintained property features two fully remodeled 1-bedroom, 1-bath units, perfect for generating consistent rental income. Each unit has been updated with fresh interior and exterior paint. Recent renovations include the removal of a dilapidated enclosed porch and tree removal, providing a clean, inviting exterior. Significant upgrades have been made to ensure long-term durability and efficiency. The building showcases new fascia, soffit, and trim, along with a brand new 25-year architectural shingle roof and stylish new front doors. Inside, modern LVP flooring, two newly added kitchenettes—each equipped with sinks—make these units highly functional for tenants. The bathrooms have been tastefully updated with new vanities, plumbing, and fixtures. Additional improvements include brand new electric hot water heaters with protective pans, ensuring peace of mind for you and your tenants. The front fence has been repaired, adding to the property's overall appeal and security. Every unit has been fitted with new fixtures and upgraded electrical outlets, including GFCIs for safety compliance. Financially, this duplex is a standout investment. Each unit can generate approximately $800 per month, yielding a total income of $1,600. When factoring in management fees, vacancies, property taxes, insurance, and maintenance costs, the estimated cap rate stands around 11%. This impressive cash flow potential makes it a smart addition to any real estate portfolio. Constructed of all block, this building is built to last, requiring no immediate updates or repairs. With its strategic location and strong rental demand, this duplex promises to be a reliable source of income for years to come. Don't miss out on this opportunity to secure a soun

26. 2024-08-12
    soldstatus $120,000
27. 2024-08-12
    soldstatus $12,000
28. 2024-08-12
    soldstatus $24,000

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$108/yr (+$9/mo · 11.4%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,300
• − Mortgage interest: −$6,442
• − Property taxes: −$950
• − Insurance: −$575
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$3,345
• Taxable income: $4,060
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $4,721/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

-4.2% since first listed

12 events — show timeline

• 2026-03-05 Listed $115,000 CBOR
• 2025-06-18 Sold (Public Records) $95,000 Public Records
• 2025-05-22 Sold (MLS) $95,000 CBOR
• 2025-04-18 Pending — CBOR
• 2025-04-17 Delisted — CBOR
• 2025-03-07 Price Changed $105,000 CBOR
• 2025-02-22 Price Changed $114,500 CBOR
• 2024-12-10 Price Changed $114,999 CBOR
• 2024-10-19 Listed $124,900 CBOR
• 2024-08-12 Sold (Public Records) $24,000 Public Records
• 2024-08-12 Sold (Public Records) $12,000 Public Records
• 2024-08-12 Sold (Public Records) $120,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $950 · +23.1% YoY. Source: county tax records.