3111 Urban Ave · Columbus, GA 31907

$45,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 3 Days on market

Built 1961 8,712 sqft lot

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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

This 1,250 sq ft, 3-bedroom, 2-bathroom brick home is a complete fixer-upper being sold strictly AS-IS. A significant portion of the interior has already been gutted to the studs, offering a clear view of the structure and making it a true blank canvas for your next flip or rental property. Featuring a solid brick exterior and a functional layout, this property requires extensive work throughout but offers excellent equity potential.

Key facts

• Brick home
• Functional layout
• Solid brick exterior

Tags

• BRICK HOME
• SOLID BRICK EXTERIOR
• FUNCTIONAL LAYOUT
• EQUITY POTENTIAL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick construction
• Exterior features: Lot approximately 0.2 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Located in the East Urban Heights subdivision; Directions: From I-185 S, take exit 6 for a left onto GA-22 Spur E/Macon Rd. Right on Forrest Rd. Left on Urban Ave. House on left.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 25.0% 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 fast (+4.8%/yr); 256 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $45,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.00% ✓
• Cap rate: 24.99%
• Cash-on-cash: 66.78%
• DSCR: 3.97
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $165,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3027 Lansing Ave	0.14mi	3/2.0	1,306 (+4%)	5mo	$154,000	$118	81
2940 Urban Ave	0.16mi	3/2.0	1,323 (+6%)	7mo	$60,000	$45	77
5929 Gleneden Dr	0.60mi	3/2.0	1,245 (-0%)	7mo	$193,000	$155	65
3315 Urban Ave	0.20mi	3/1.0	1,144 (-8%)	9mo	$125,000	$109	65
2533 Corineth Dr	0.54mi	3/1.5	1,300 (+4%)	4mo	$171,000	$132	62
2908 Urban Ave	0.25mi	3/2.0	1,404 (+12%)	10mo	$95,000	$68	59
2957 Eagle Pointe Dr	0.68mi	3/2.0	1,283 (+3%)	9mo	$101,000	$79	56
6302 Morning Dew Dr	0.64mi	3/2.0	1,410 (+13%)	2mo	$228,500	$162	47
2500 Water Oak Dr	0.65mi	3/2.0	1,081 (-14%)	2mo	$138,000	$128	45
6340 Lemongrass Dr	0.75mi	3/2.0	1,410 (+13%)	0mo	$240,730	$171	44
1809 Cumbaa Ct	0.70mi	4/2.0 (+1)	1,390 (+11%)	1mo	$191,500	$138	43
5005 Mint Dr	0.60mi	4/2.0 (+1)	1,409 (+13%)	9mo	$198,000	$141	38

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: 68.3%
• Equity multiple: 4.17×
• Total profit: $39,944
• Equity at exit: $6,710

10-year hold

• IRR: 73.0%
• Equity multiple: 9.19×
• Total profit: $103,247
• Equity at exit: $3,891

Cash invested: $12,600 (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 31907

• Rents YoY: 4.8%
• Active inventory: 256
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$236
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $701

Break-even live

Break-even rent $464

Max offer price $45,000

Occupancy floor 43%

Sensitivity live

Price	-10% $727	-5% $714	+0% $701	+5% $688	+10% $676
Rent	-10% $594	-5% $648	+0% $701	+5% $755	+10% $808
Rate	-1.0pp $724	-0.5pp $713	base $701	+0.5pp $690	+1.0pp $678

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	21d	1	0.13mi
3227 Urban Ave Columbus, GA	3.0	1.0	1332	$975	$0.73	21d	1	0.17mi
3034 Lansing Ave Columbus, GA	3.0	2.0	1447	$1,500	$1.04	44d	1	0.18mi
6107 Crossbow Dr Columbus, GA	4.0	2.0	1490	$1,450	$0.97	21d	1	0.42mi
6025 Harvest Dr Columbus, GA	3.0	2.0	1301	$1,500	$1.15	44d	1	0.44mi
3347 Flintlock Dr Columbus, GA	3.0	2.0	1644	$1,625	$0.99	21d	1	0.45mi
2011 Arrow Point Ln Columbus, GA	4.0	2.0	1756	$1,750	$1.00	44d	1	0.57mi
3420 Flintlock Dr Columbus, GA	4.0	2.0	1538	$1,750	$1.14	21d	1	0.58mi
5009 Mint Dr Columbus, GA	4.0	2.0	1502	$1,750	$1.17	21d	1	0.60mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	44d	1	0.87mi
7005 Hunter Hill Ct Columbus, GA	4.0	2.0	1636	$1,800	$1.10	14d	1	1.00mi
4478 Lapaloma Dr Columbus, GA	3.0	2.5	1787	$1,550	$0.87	21d	1	1.06mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	21d	1	1.08mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	14d	1	1.09mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	14d	1	1.12mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	21d	1	1.14mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	21d	1	1.16mi
6044 Cordova Rd Columbus, GA	4.0	2.0	1381	$1,700	$1.23	44d	1	1.21mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	21d	1	1.25mi
1417 Celeste Dr Columbus, GA	4.0	2.0	1443	$1,500	$1.04	44d	1	1.29mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	21d	1	1.29mi
6914 Aldora Dr Columbus, GA	3.0	2.0	1345	$1,545	$1.15	44d	1	1.32mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	21d	1	1.33mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	44d	1	1.34mi
4312 Old Macon Rd #42 Columbus, GA	2.0	1.5	1120	$1,100	$0.98	21d	1	1.36mi
5253 Crystal Ct Columbus, GA	2.0	2.0	1100	$950	$0.86	44d	1	1.39mi
5252 Crystal Ct Columbus, GA	2.0	1.5	1100	$950	$0.86	44d	1	1.40mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	14d	1	1.41mi
3930 Fairview Dr Columbus, GA	2.0	1.0	1104	$1,350	$1.22	44d	1	1.48mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	44d	1	1.49mi

Listing history 4 events

1. 2026-06-05
   statusdays on market $45,000 Pending 3 DOM
2. 2026-06-03
   days on market $45,000 Active 2 DOM
3. 2026-06-02
   remarks 437-char remark
4. 2026-06-02
   listed $45,000 Active 1 DOM

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $112/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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,223
• − Mortgage interest: −$2,521
• − Property taxes: −$1,345
• − Insurance: −$225
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$1,309
• Taxable income: $8,228
• Est. tax owed @ 24.0%: −$1,975
• After-tax cash flow: $6,440/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): 59,110
• Household income: $54,453
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2138.0

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 22% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -125.88%
• Current HPI: 151.74
• 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

1 event — show timeline

• 2026-06-01 Listed $45,000 CBOR

Property tax history

+0.9%/yr

Latest (2025): $1,345 · +0.0% YoY. Source: county tax records.