345 Bragg Smith St · Columbus, GA 31903

$59,000

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 107 Days on market

Built 1947 $56/sqft · 33% above area Est $44k · 33% over

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Why this score? — see what drove the C+ 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
• 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

Affordable investment opportunity with little TLC needed. Walk inside to this well maintained property with newer flooring, paint, a charming decorative fireplace, french doors leading to the dining room which could be converted to a 3rd bedroom. Enjoy the outdoors under the front covered patio and nice size yard. There is also a laundry room, spacious kitchen and a large storage building out back. Property was previously rented for $750 per month. Can also be purchased as a package with 310 Bragg Smith Street.

Key facts

• Decorative fireplace
• Spacious kitchen
• French doors

Tags

• DECORATIVE FIREPLACE
• FRENCH DOORS
• FRONT COVERED PATIO
• SPACIOUS KITCHEN
• LARGE STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 35% 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 $408 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 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 $38k; list at $59k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1947 — 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 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: 1.60% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.67%
• DSCR: 1.96
• GRM: 5.2

CMA / ARV

• ARV (median comp): $44,206
• List price: $59,000
• Delta: 33.47%
• 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
2517 Garden Dr	0.41mi	2/—	1,004 (-5%)	3mo	$38,000	$38	70
607 Brown Ave	0.46mi	3/1.5 (+1)	1,047 (-1%)	5mo	$63,000	$60	65
2534 Cole St	0.50mi	3/2.0 (+1)	1,094 (+3%)	0mo	$90,000	$82	62
427 Bernard Dr	0.54mi	2/1.0	981 (-8%)	9mo	$65,500	$67	55
481 N Harold St	0.63mi	2/1.0	960 (-9%)	2mo	$50,000	$52	54
2505 Heard St	0.56mi	3/1.0 (+1)	1,158 (+9%)	2mo	$42,000	$36	52
2713 Dawson St	0.57mi	2/1.0	918 (-13%)	6mo	$22,142	$24	46
400 29th Ave Lot 23	0.69mi	3/2.0 (+1)	1,024 (-3%)	11mo	$17,000	$17	44
345 29th Ave	0.67mi	2/1.0	944 (-11%)	9mo	$39,500	$42	43
2305 8th St	0.71mi	3/1.0 (+1)	1,108 (+4%)	14mo	$127,000	$115	43
2813 Clover Ln	0.66mi	2/1.0	942 (-11%)	14mo	$41,000	$44	38
732 Brown Ave	0.63mi	3/1.0 (+1)	1,166 (+10%)	16mo	$42,500	$36	35

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $8,372
• Equity at exit: $8,797

10-year hold

• IRR: 20.8%
• Equity multiple: 2.66×
• Total profit: $27,477
• Equity at exit: $5,101

Cash invested: $16,520 (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: 5.2×

Monthly cashflow live

• Estimated rent: $943 high
• Mortgage (P&I): −$309
• Tax from tax record: −$113 /mo · $1,352/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $298

Break-even live

Break-even rent $565

Max offer price $59,000

Occupancy floor 63%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2106 S Andrews Cir Unit A Columbus, GA	1.0	1.0	700	$575	$0.82	13d	1	0.34mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	0.42mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	43d	1	0.49mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	21d	1	0.50mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	0.67mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	13d	1	0.92mi
916 Lawyers Ln Columbus, GA	1.0	1.0	833	$525	$0.63	21d	1	0.92mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	43d	1	0.93mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	43d	1	0.93mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$999	$0.91	13d	8	0.94mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	13d	1	0.97mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	43d	1	1.05mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	43d	1	1.14mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$999	$0.93	13d	14	1.20mi
917 Oakview Ave Unit 5 Columbus, GA	1.0	1.0	700	$975	$1.39	43d	1	1.25mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	43d	1	1.25mi
917 Oakview Ave Unit D Columbus, GA	1.0	1.0	700	$975	$1.39	43d	1	1.25mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	21d	1	1.25mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	43d	1	1.29mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	1.29mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	13d	1	1.31mi
1919 12th St Unit B Columbus, GA	1.0	1.0	925	$725	$0.78	43d	1	1.31mi
1219 Owsley Ave Columbus, GA	1.0	1.0	951	$900	$0.95	43d	1	1.34mi
1021 Adair Ave Unit 12 Columbus, GA	2.0	1.0	890	$1,050	$1.18	13d	1	1.42mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	43d	1	1.42mi
1258 Cedar Ave Columbus, GA	2.0	2.0	1220	$1,400	$1.15	43d	1	1.44mi
1033 Martin Luther King Junior Blvd Columbus, GA	2.0	1.0	935	$1,000	$1.07	13d	3	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $59,000 Active 107 DOM
2. 2026-06-17
   days on market $59,000 Active 106 DOM
3. 2026-06-16
   days on market $59,000 Active 105 DOM
4. 2026-06-15
   days on market $59,000 Active 104 DOM
5. 2026-06-14
   days on market $59,000 Active 102 DOM
6. 2026-06-13
   days on market $59,000 Active 101 DOM
7. 2026-06-10
   days on market $59,000 Active 99 DOM
8. 2026-06-09
   days on market $59,000 Active 98 DOM
9. 2026-06-08
   days on market $59,000 Active 97 DOM
10. 2026-06-07
    days on market $59,000 Active 96 DOM
11. 2026-06-05
    days on market $59,000 Active 93 DOM
12. 2026-06-03
    days on market $59,000 Active 92 DOM
13. 2026-06-02
    days on market $59,000 Active 91 DOM
14. 2026-06-01
    days on market $59,000 Active 90 DOM
15. 2026-05-31
    days on market $59,000 Active 89 DOM
16. 2026-05-30
    days on market $59,000 Active 88 DOM
17. 2026-03-03
    listed $59,000 Active 516-char remark

    Show marketing remark (516 chars)

    Affordable investment opportunity with little TLC needed. Walk inside to this well maintained property with newer flooring, paint, a charming decorative fireplace, french doors leading to the dining room which could be converted to a 3rd bedroom. Enjoy the outdoors under the front covered patio and nice size yard. There is also a laundry room, spacious kitchen and a large storage building out back. Property was previously rented for $750 per month. Can also be purchased as a package with 310 Bragg Smith Street.

18. 2025-10-09
    historical $850
19. 2025-09-25
    listed $850
20. 2024-04-04
    historical $850
21. 2024-03-26
    listed $850
22. 2024-03-01
    soldstatus $38,000 Closed 352-char remark

    Show marketing remark (352 chars)

    If DIY is your thing, this house is for you! With a little TLC this 2 bedroom, 1 bathroom house can become your home. There is new flooring and fresh paint throughout. The patio is enclosed and is very spacious. An additional storage shed is located in the backyard. This home is being sold “as is” making it a great investment opportunity.

23. 2024-02-24
    status Pending 352-char remark

    Show marketing remark (352 chars)

    If DIY is your thing, this house is for you! With a little TLC this 2 bedroom, 1 bathroom house can become your home. There is new flooring and fresh paint throughout. The patio is enclosed and is very spacious. An additional storage shed is located in the backyard. This home is being sold “as is” making it a great investment opportunity.

24. 2024-02-16
    listed $45,000 Active 352-char remark

    Show marketing remark (352 chars)

    If DIY is your thing, this house is for you! With a little TLC this 2 bedroom, 1 bathroom house can become your home. There is new flooring and fresh paint throughout. The patio is enclosed and is very spacious. An additional storage shed is located in the backyard. This home is being sold “as is” making it a great investment opportunity.

ⓘ 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: $1,352 · $113/mo
• Projected year-2 tax: $1,352 · $113/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 6/10 Major FEMA zone X (unshaded) · 75% 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 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,316
• − Mortgage interest: −$3,305
• − Property taxes: −$1,352
• − Insurance: −$295
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$1,716
• Taxable income: $2,837
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $2,899/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

+31.1% since first listed

8 events — show timeline

• 2026-03-03 Listed $59,000 CBOR
• 2025-10-09 Rental Removed $850 TURBOTENANT
• 2025-09-25 Listed for Rent $850 TURBOTENANT
• 2024-04-04 Rental Removed $850 TURBOTENANT
• 2024-03-26 Listed for Rent $850 TURBOTENANT
• 2024-03-01 Sold (MLS) $38,000 CBOR
• 2024-02-24 Pending — CBOR
• 2024-02-16 Listed $45,000 CBOR

Property tax history

+37.7%/yr

Latest (2025): $1,352 · +66.9% YoY. Source: county tax records.