3233 Hendrix St · Columbus, GA 31903

$84,500

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 86 Days on market

Built 1951 9,147 sqft lot $90/sqft · 45% above area Est $58k · 45% over

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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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Adorable remodeled all brick home! Great first time home or ideal rental property! Home has been complete redone in last 2 years - new windows, new concrete driveway, new LVP and tile flooring, new counter tops in the kitchen, remodeled bathroom, new water heater, new kitchen appliances! All electric. Separate laundry room. Home interior has just been freshly painted!

Key facts

• New counter tops
• Remodeled bathroom
• New windows

Tags

• REMODELED ALL BRICK HOME
• NEW WINDOWS
• NEW CONCRETE DRIVEWAY
• NEW LVP AND TILE FLOORING
• NEW COUNTER TOPS
• REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $84k).
• Recommended offer: $79k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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+, crime F, commute 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.
• Zoned schools: South Columbus Elementary School (math 2% / reading 12%, grade F, #1,144 of 1,228 statewide, top 94%, 359 students, 97% FRL); Eddy Middle School (math 4% / reading 11%, grade F, #447 of 470 statewide, top 95%, 413 students, 97% FRL); Spencer High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 943 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 26% district-wide (-19 pts) — the specific schools serving this property underperform the Muscogee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 105 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 33% 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 $584 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $79,430 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (median comp): $58,163
• List price: $84,500
• Delta: 45.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2244 Simmons Ave	0.09mi	3/1.0 (+1)	942 (0%)	7mo	$10,000	$11	85
3310 Albert St	0.26mi	2/1.0	942 (0%)	6mo	$84,900	$90	83
2403 Banks Ave	0.30mi	2/1.0	942 (0%)	7mo	$10,000	$11	80
2241 Bruce Ave	0.04mi	2/1.0	858 (-9%)	5mo	$64,000	$75	79
3044 Wise St	0.42mi	2/1.0	942 (0%)	3mo	$146,000	$155	78
2203 Simmons Ave	0.11mi	2/1.0	858 (-9%)	4mo	$110,000	$128	77
3048 Knox St	0.35mi	2/1.0	858 (-9%)	3mo	$146,000	$170	66
2450 Cornell Ave	0.74mi	2/1.0	942 (0%)	3mo	$146,000	$155	63
3008 Blan St	0.44mi	3/1.0 (+1)	1,054 (+12%)	2mo	$62,000	$59	53
2846 Walker St	0.71mi	3/1.0 (+1)	990 (+5%)	1mo	$35,000	$35	52
13 Patton Dr	0.71mi	3/1.0 (+1)	888 (-6%)	3mo	$36,500	$41	50
2973 Hawthorne Dr	0.73mi	3/1.0 (+1)	1,014 (+8%)	4mo	$68,000	$67	45

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-7,701
• Equity at exit: $12,599

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-1,786
• Equity at exit: $7,306

Cash invested: $23,660 (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: 105
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $894 high
• Mortgage (P&I): −$443
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $110

Break-even live

Break-even rent $755

Max offer price $84,500

Occupancy floor 83%

Sensitivity live

Price	-10% $158	-5% $134	+0% $110	+5% $86	+10% $62
Rent	-10% $40	-5% $75	+0% $110	+5% $146	+10% $181
Rate	-1.0pp $153	-0.5pp $132	base $110	+0.5pp $88	+1.0pp $66

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	45d	1	0.26mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	15d	1	0.27mi
2329 S Lumpkin Rd Columbus, GA	2.0	1.0	816	$850	$1.04	45d	1	0.29mi
3053 Blan St Columbus, GA	2.0	1.0	868	$875	$1.01	15d	1	0.32mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	15d	1	0.39mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	45d	1	0.45mi
3014 Drake St Columbus, GA	2.0	1.0	858	$950	$1.11	45d	1	0.45mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	23d	1	0.49mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$650	$0.92	15d	1	0.49mi
2220 Ticknor Dr Unit 1 Columbus, GA	1.0	1.0	706	$750	$1.06	23d	1	0.49mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$675	$0.96	45d	1	0.49mi
2220 Ticknor Dr Unit 9 Columbus, GA	1.0	1.0	706	$675	$0.96	15d	1	0.49mi
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	45d	1	0.51mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	15d	1	0.56mi
2231 Cornell Ave Columbus, GA	2.0	1.0	858	$950	$1.11	23d	1	0.67mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	15d	1	0.71mi
2840 Walker St Columbus, GA	3.0	1.0	1032	$975	$0.94	45d	1	0.73mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	45d	1	0.77mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	45d	1	0.89mi
1 Engineer Dr Unit H1 Columbus, GA	2.0	1.0	816	$850	$1.04	45d	1	0.90mi
171 Munson Dr Columbus, GA	2.0	1.0	780	$800	$1.03	23d	1	0.92mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	15d	1	1.01mi
2550 Wedgefield Ct Columbus, GA	2.0	2.0	1100	$788	$0.72	15d	1	1.21mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	45d	1	1.30mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	23d	1	1.33mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	15d	1	1.47mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$999	$0.93	15d	14	1.47mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	15d	1	1.49mi

Listing history 31 events

1. 2026-06-22
   days on market $84,500 Active 86 DOM
2. 2026-06-18
   days on market $84,500 Active 83 DOM
3. 2026-06-17
   days on market $84,500 Active 82 DOM
4. 2026-06-16
   days on market $84,500 Active 81 DOM
5. 2026-06-15
   days on market $84,500 Active 80 DOM
6. 2026-06-14
   days on market $84,500 Active 78 DOM
7. 2026-06-13
   days on market $84,500 Active 77 DOM
8. 2026-06-10
   days on market $84,500 Active 75 DOM
9. 2026-06-09
   days on market $84,500 Active 74 DOM
10. 2026-06-08
    days on market $84,500 Active 73 DOM
11. 2026-06-07
    days on market $84,500 Active 72 DOM
12. 2026-06-05
    days on market $84,500 Active 69 DOM
13. 2026-06-03
    days on market $84,500 Active 68 DOM
14. 2026-06-02
    days on market $84,500 Active 67 DOM
15. 2026-06-01
    days on market $84,500 Active 66 DOM
16. 2026-05-31
    days on market $84,500 Active 65 DOM
17. 2026-05-30
    days on market $84,500 Active 64 DOM
18. 2026-03-31
    status Back On Market 375-char remark

    Show marketing remark (375 chars)

    This Adorable remodeled all brick home! Great first time home or ideal rental property! Home has been complete redone in last 2 years - new windows, new concrete driveway, new LVP and tile flooring, new counter tops in the kitchen, remodeled bathroom, new water heater, new kitchen appliances! All electric. Separate laundry room. Home interior has just been freshly painted!

19. 2026-03-31
    status Active 375-char remark

    Show marketing remark (375 chars)

    This Adorable remodeled all brick home! Great first time home or ideal rental property! Home has been complete redone in last 2 years - new windows, new concrete driveway, new LVP and tile flooring, new counter tops in the kitchen, remodeled bathroom, new water heater, new kitchen appliances! All electric. Separate laundry room. Home interior has just been freshly painted!

20. 2026-03-16
    status Under Contract 375-char remark

    Show marketing remark (375 chars)

    This Adorable remodeled all brick home! Great first time home or ideal rental property! Home has been complete redone in last 2 years - new windows, new concrete driveway, new LVP and tile flooring, new counter tops in the kitchen, remodeled bathroom, new water heater, new kitchen appliances! All electric. Separate laundry room. Home interior has just been freshly painted!

21. 2026-03-16
    status Pending 375-char remark

    Show marketing remark (375 chars)

    This Adorable remodeled all brick home! Great first time home or ideal rental property! Home has been complete redone in last 2 years - new windows, new concrete driveway, new LVP and tile flooring, new counter tops in the kitchen, remodeled bathroom, new water heater, new kitchen appliances! All electric. Separate laundry room. Home interior has just been freshly painted!

22. 2026-03-03
    price $84,500 375-char remark

    Show marketing remark (375 chars)

    This Adorable remodeled all brick home! Great first time home or ideal rental property! Home has been complete redone in last 2 years - new windows, new concrete driveway, new LVP and tile flooring, new counter tops in the kitchen, remodeled bathroom, new water heater, new kitchen appliances! All electric. Separate laundry room. Home interior has just been freshly painted!

23. 2026-02-17
    listed $98,000 Active 375-char remark

    Show marketing remark (375 chars)

    This Adorable remodeled all brick home! Great first time home or ideal rental property! Home has been complete redone in last 2 years - new windows, new concrete driveway, new LVP and tile flooring, new counter tops in the kitchen, remodeled bathroom, new water heater, new kitchen appliances! All electric. Separate laundry room. Home interior has just been freshly painted!

24. 2026-02-17
    listed $84,500 New 375-char remark

    Show marketing remark (375 chars)

    This Adorable remodeled all brick home! Great first time home or ideal rental property! Home has been complete redone in last 2 years - new windows, new concrete driveway, new LVP and tile flooring, new counter tops in the kitchen, remodeled bathroom, new water heater, new kitchen appliances! All electric. Separate laundry room. Home interior has just been freshly painted!

25. 2025-03-21
    historical
26. 2025-02-05
    listed $90,000 Active
27. 2024-06-20
    soldstatus $90,000
28. 2024-06-07
    soldstatus $90,000 Closed
29. 2024-04-29
    status Pending
30. 2024-04-23
    listed $95,000 Active
31. 2016-01-22
    soldstatus $72,100

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,416 · $118/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $10,733
• − Mortgage interest: −$4,733
• − Property taxes: −$1,416
• − Insurance: −$422
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$2,458
• Taxable loss: −$15
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $1,326/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

+17.2% since first listed

14 events — show timeline

• 2026-03-31 Relisted — GAMLS
• 2026-03-31 Relisted — CBOR
• 2026-03-16 Pending — GAMLS
• 2026-03-16 Pending — CBOR
• 2026-03-03 Price Changed $84,500 CBOR
• 2026-02-17 Listed $98,000 CBOR
• 2026-02-17 Listed $84,500 GAMLS
• 2025-03-21 Delisted — CBOR
• 2025-02-05 Listed $90,000 CBOR
• 2024-06-20 Sold (Public Records) $90,000 Public Records
• 2024-06-07 Sold (MLS) $90,000 CBOR
• 2024-04-29 Pending — CBOR
• 2024-04-23 Listed $95,000 CBOR
• 2016-01-22 Sold (Public Records) $72,100 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,416 · +115.0% YoY. Source: county tax records.