349 Art Ave · Columbus, GA 31907

$85,000

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 160 Days on market

Built 1958 9,147 sqft lot $79/sqft · 24% below area Est $112k · 24% under ↓ 6% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Prime Investment Opportunity in Columbus, GA Discover an exceptional investment property in the highly sought-after 31907 area of Columbus — perfect for investors, landlords, and savvy buyers seeking strong rental income potential and long-term equity growth. This 3-bed, 1-bath home offers 1,075sqft of comfortable living space with and ideal for tenants or future resale. Located in a stable rental market close to Fort Benning, major employers, shopping, and dining, this property delivers desirable convenience and accessibility.

Key facts

• Stable rental market
• Strong rental income
• Major employers

Tags

• INVESTMENT OPPORTUNITY
• STRONG RENTAL INCOME
• LONG TERM EQUITY GROWTH
• STABLE RENTAL MARKET
• CLOSE TO FORT BENNING
• MAJOR EMPLOYERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 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 + 4.8% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.52% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.19%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (median comp): $112,296
• List price: $85,000
• Delta: -24.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4911 Dorado Cir	0.18mi	3/1.0	1,025 (-5%)	1mo	$65,000	$63	83
4509 Sims St	0.30mi	3/1.0	1,018 (-5%)	2mo	$80,000	$79	75
330 Mays Ave	0.05mi	3/1.5	1,000 (-7%)	12mo	$155,000	$155	74
4823 Maplewood Dr	0.11mi	3/1.0	962 (-10%)	12mo	$121,750	$127	68
59 Apollo Dr	0.33mi	3/2.0	1,146 (+7%)	2mo	$110,000	$96	68
4467 Sims Rd	0.32mi	3/1.0	1,012 (-6%)	13mo	$120,000	$119	64
4422 Pate Dr	0.42mi	3/2.0	1,175 (+9%)	3mo	$150,000	$128	58
4528 Sims St	0.31mi	3/1.5	1,202 (+12%)	13mo	$85,000	$71	53
5201 Vincent Dr	0.68mi	3/2.0	1,148 (+7%)	1mo	$139,900	$122	52
5349 Minnie Lee Dr	0.70mi	3/2.0	1,042 (-3%)	9mo	$133,000	$128	51
468 Bowen Blvd	0.74mi	3/1.0	1,176 (+9%)	1mo	$95,000	$81	49
450 Bowen Blvd	0.71mi	3/1.0	936 (-13%)	3mo	$38,000	$41	43

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: 17.0%
• Equity multiple: 1.70×
• Total profit: $16,686
• Equity at exit: $12,674

10-year hold

• IRR: 26.8%
• Equity multiple: 3.56×
• Total profit: $60,953
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$446
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $440

Break-even live

Break-even rent $735

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $488	-5% $464	+0% $440	+5% $416	+10% $392
Rent	-10% $338	-5% $389	+0% $440	+5% $491	+10% $542
Rate	-1.0pp $483	-0.5pp $462	base $440	+0.5pp $418	+1.0pp $396

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5020 Shirley Ann Dr Columbus, GA	4.0	2.5	1395	$1,550	$1.11	14d	1	0.17mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	21d	1	0.36mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	44d	1	0.36mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	14d	1	0.42mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	14d	1	0.51mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	21d	1	0.60mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	21d	1	0.60mi
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	44d	1	0.62mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	14d	1	0.68mi
9 Montclair Ct Unit B Columbus, GA	2.0	1.5	959	$950	$0.99	44d	1	0.80mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	21d	1	0.89mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	44d	1	0.93mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	21d	1	1.02mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	14d	6	1.06mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	21d	1	1.11mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	21d	1	1.22mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	14d	12	1.28mi
5500 Saint Marys Rd Columbus, GA	2.0	1.0	593	$950	$1.60	21d	9	1.30mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	14d	1	1.36mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	14d	1	1.37mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	44d	1	1.41mi
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	14d	1	1.41mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	21d	1	1.42mi
5431 Buena Vista Rd Columbus, GA	2.0	2.0	850	$1,050	$1.24	44d	1	1.43mi
1230 Kings Mountain Ct Apt A Columbus, GA	2.0	1.0	775	$875	$1.13	44d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 160 DOM
2. 2026-06-17
   days on market $85,000 Active 159 DOM
3. 2026-06-16
   days on market $85,000 Active 158 DOM
4. 2026-06-15
   days on market $85,000 Active 157 DOM
5. 2026-06-14
   days on market $85,000 Active 155 DOM
6. 2026-06-13
   pricedays on market $85,000 Active 154 DOM
7. 2026-06-10
   days on market $94,000 Active 152 DOM
8. 2026-06-09
   days on market $94,000 Active 151 DOM
9. 2026-06-08
   days on market $94,000 Active 150 DOM
10. 2026-06-07
    days on market $94,000 Active 149 DOM
11. 2026-06-05
    days on market $94,000 Active 146 DOM
12. 2026-06-03
    days on market $94,000 Active 145 DOM
13. 2026-06-02
    days on market $94,000 Active 144 DOM
14. 2026-06-01
    days on market $94,000 Active 143 DOM
15. 2026-05-31
    days on market $94,000 Active 142 DOM
16. 2026-05-30
    days on market $94,000 Active 141 DOM
17. 2026-03-26
    price $94,000 540-char remark

    Show marketing remark (533 chars)

    Prime Investment Opportunity in Columbus, GA Discover an exceptional investment property in the highly sought-after 31907 area of Columbus - perfect for investors, landlords, and savvy buyers seeking strong rental income potential and long-term equity growth. This 3-bed, 1-bath home offers 1,075sqft of comfortable living space with and ideal for tenants or future resale. Located in a stable rental market close to Fort Benning, major employers, shopping, and dining, this property delivers desirable convenience and accessibility.

18. 2026-03-26
    price $94,000 533-char remark

    Show marketing remark (533 chars)

    Prime Investment Opportunity in Columbus, GA Discover an exceptional investment property in the highly sought-after 31907 area of Columbus - perfect for investors, landlords, and savvy buyers seeking strong rental income potential and long-term equity growth. This 3-bed, 1-bath home offers 1,075sqft of comfortable living space with and ideal for tenants or future resale. Located in a stable rental market close to Fort Benning, major employers, shopping, and dining, this property delivers desirable convenience and accessibility.

19. 2026-01-09
    listed $99,999 New 533-char remark

    Show marketing remark (540 chars)

    Prime Investment Opportunity in Columbus, GA Discover an exceptional investment property in the highly sought-after 31907 area of Columbus — perfect for investors, landlords, and savvy buyers seeking strong rental income potential and long-term equity growth. This 3-bed, 1-bath home offers 1,075sqft of comfortable living space with and ideal for tenants or future resale. Located in a stable rental market close to Fort Benning, major employers, shopping, and dining, this property delivers desirable convenience and accessibility.

20. 2026-01-09
    listed $99,999 Active 540-char remark

    Show marketing remark (540 chars)

    Prime Investment Opportunity in Columbus, GA Discover an exceptional investment property in the highly sought-after 31907 area of Columbus — perfect for investors, landlords, and savvy buyers seeking strong rental income potential and long-term equity growth. This 3-bed, 1-bath home offers 1,075sqft of comfortable living space with and ideal for tenants or future resale. Located in a stable rental market close to Fort Benning, major employers, shopping, and dining, this property delivers desirable convenience and accessibility.

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,196 · $100/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 6/10 Major 76% 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: $15,508
• − Mortgage interest: −$4,761
• − Property taxes: −$1,196
• − Insurance: −$425
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,473
• Taxable income: $4,172
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $4,281/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

-6.0% since first listed

4 events — show timeline

• 2026-03-26 Price Changed $94,000 FMLS
• 2026-03-26 Price Changed $94,000 GAMLS
• 2026-01-09 Listed $99,999 FMLS
• 2026-01-09 Listed $99,999 GAMLS

Property tax history

+3.4%/yr

Latest (2025): $1,196 · +0.0% YoY. Source: county tax records.