3027 Colorado St · Columbus, GA 31906

$12,000

2 bd · 1.0 ba · 831 sqft · SingleFamily public records · 2 Days on market

Built 1951 4,792 sqft lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

2 bedroom1 bath home in Carver Heights Subdivision with much potential. There is fire damage to the house, but it can be refurbished and kept as a rental or sold.

Key facts

• 4,792 sq ft lot
• Listed 2 days

Property features AI

Finance

• Other: Listing broker: Flournoy & Calhoun REALTORS; Listing agent: Thomas Calhoun (706-366-3231); Listing broker phone: [phone]

Exterior

• Home design: Single-family residence (Residential)
• Exterior features: Lot of approximately 0.11 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Located in the Carver Heights subdivision; Directions: West on Macon Rd, left on Rigdon Rd, left on Booker Ave, right on Colorado St.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($889 rent vs $12k).
• Cap rate 66.3% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $83 of loan paydown is wiped out by about $360 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $12,000

Questions for the listing agent

1. Built in 1951 — 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. 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?
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: 7.41% ✓
• Cap rate: 66.34%
• Cash-on-cash: 214.44%
• DSCR: 10.54
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $46,536
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3027 Colorado St	0.00mi	2/1.0	831 (0%)	0mo	$11,000	$13	100
937 Diggs Ave	0.37mi	2/1.0	840 (+1%)	2mo	$30,000	$36	79
3011 Colorado St	0.04mi	2/1.0	894 (+8%)	9mo	$66,000	$74	78
1010 34th Ave	0.31mi	2/1.0	792 (-5%)	15mo	$47,000	$59	65
2810 Baldwin St	0.33mi	1/1.0 (-1)	752 (-10%)	2mo	$58,500	$78	62
3525 Ruben St	0.54mi	3/1.0 (+1)	864 (+4%)	9mo	$39,900	$46	55
2502 Heard St	0.72mi	2/2.0	864 (+4%)	4mo	$67,900	$79	52
938 Diggs Ave	0.39mi	3/1.0 (+1)	925 (+11%)	7mo	$48,500	$52	52
1017 Vera Dr	0.43mi	3/1.0 (+1)	800 (-4%)	22mo	$65,000	$81	50
679 Parkchester Dr	0.74mi	2/1.0	942 (+13%)	6mo	$22,142	$24	38
519 Parkchester Dr	0.72mi	3/2.0 (+1)	942 (+13%)	8mo	$53,000	$56	28

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: —
• Equity multiple: 12.30×
• Total profit: $37,981
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 27.63×
• Total profit: $89,481
• Equity at exit: $1,038

Cash invested: $3,360 (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: 1.1×

Monthly cashflow live

• Estimated rent: $889 high
• Mortgage (P&I): −$63
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $600

Break-even live

Break-even rent $129

Max offer price $12,000

Occupancy floor 27%

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	0.10mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	44d	1	0.10mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	44d	1	0.23mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	44d	1	0.34mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	13d	1	0.35mi
784 Terminal Ct Unit 11 Columbus, GA	2.0	1.0	600	$725	$1.21	44d	1	0.37mi
916 Lawyers Ln Columbus, GA	1.0	1.0	833	$525	$0.63	21d	1	0.44mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	0.46mi
604 Morris Rd Columbus, GA	1.0	1.0	568	$625	$1.10	44d	1	0.53mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.60mi
2516 Schaul St Columbus, GA	1.0	1.0	610	$775	$1.27	44d	1	0.60mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	21d	1	0.87mi
497 Mellon St Columbus, GA	1.0	1.0	600	$600	$1.00	21d	1	0.94mi
1315 Wildwood Ave Unit 1 Columbus, GA	1.0	1.0	700	$670	$0.96	44d	1	0.95mi
1315 Wildwood Ave Unit 29 Columbus, GA	1.0	1.0	752	$710	$0.94	21d	1	0.95mi
1315 Wildwood Ave Unit 18 Columbus, GA	1.0	1.0	625	$700	$1.12	13d	1	0.95mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	13d	1	1.11mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,038	$1.08	13d	12	1.13mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	13d	1	1.17mi
1919 12th St Unit B Columbus, GA	1.0	1.0	925	$725	$0.78	44d	1	1.19mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	1.21mi
1219 Owsley Ave Columbus, GA	1.0	1.0	951	$900	$0.95	44d	1	1.28mi
2406 Dawson St #2 Columbus, GA	2.0	1.0	565	$700	$1.24	21d	1	1.28mi
706 Palmetto Ave Unit B Columbus, GA	2.0	1.0	675	$700	$1.04	13d	1	1.37mi

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $12,000 Active

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $411 · $34/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 69% 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: $10,673
• − Mortgage interest: −$672
• − Property taxes: −$411
• − Insurance: −$60
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$349
• Taxable income: $7,473
• Est. tax owed @ 24.0%: −$1,793
• After-tax cash flow: $5,412/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

2 events — show timeline

• 2026-05-14 Pending — CBOR
• 2026-05-12 Listed $12,000 CBOR

Property tax history

-0.3%/yr

Latest (2025): $411 · +0.0% YoY. Source: county tax records.