4418 3rd Ave · Columbus, GA 31904

$85,000

2 bd · 1.0 ba · 922 sqft · SingleFamily public records · 14 Days on market

Built 1965 0.40 ac lot Est $64k · 34% 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.2/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to acquire an amazing home and land!. This offering includes a residential home at 4418 3rd Avenue and the adjacent lot at 4414 3rd Avenue, providing expanded frontage, additional outdoor space, and future development potential. Charming and newly updated, this 2-bedroom, 1-bath home offers an excellent opportunity for first-time homebuyers, investors, or anyone seeking affordable living close to downtown. Previously a successful short term rental, this move-in-ready property features beautiful hardwood floors, abundant natural light, and a functional floor plan designed for comfortable everyday living. Recent updates enhance the home's appeal while maintaining its classic

Key facts

• Short term rental
• Recent updates
• Natural light

Tags

• SHORT TERM RENTAL
• HARDWOOD FLOORS
• NATURAL LIGHT
• FUNCTIONAL FLOOR PLAN
• RECENT UPDATES
• CLASSIC CHARACTER

Property features AI

Exterior

• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Kitchen: Electric range
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood floors; Electric range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.7% 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 (+3.0%/yr); 327 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $10k; list at $85k implies a 764% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $85,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $63,618
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 46th St	0.19mi	2/1.0	912 (-1%)	17mo	$110,000	$121	75
212 47th St	0.15mi	3/1.0 (+1)	864 (-6%)	3mo	$60,000	$69	75
402 Wilton St	0.32mi	2/1.0	917 (-0%)	16mo	$52,089	$57	71
3825 Oates Ave	0.51mi	2/1.0	864 (-6%)	0mo	$33,500	$39	65
322 48th St	0.22mi	3/1.0 (+1)	999 (+8%)	7mo	$115,000	$115	65
3978 Young Ave	0.74mi	2/1.0	864 (-6%)	3mo	$33,500	$39	53
1021 Neill Dr	0.63mi	2/1.0	840 (-9%)	4mo	$58,618	$70	52
708 43rd St	0.36mi	2/1.5	1,036 (+12%)	16mo	$48,000	$46	47
1009 Neil Dr	0.60mi	2/1.5	1,052 (+14%)	1mo	$95,000	$90	46
507 38th St	0.53mi	2/1.0	844 (-8%)	20mo	$58,000	$69	45
713 Turner Rd	0.65mi	3/1.0 (+1)	1,056 (+14%)	1mo	$158,000	$150	40
727 Apex Rd	0.62mi	2/1.0	791 (-14%)	9mo	$42,800	$54	40

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,774
• Equity at exit: $12,674

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $21,707
• 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 31904

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$446
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $243

Break-even live

Break-even rent $729

Max offer price $85,000

Occupancy floor 72%

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	43d	1	0.21mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	21d	1	0.29mi
4001 3rd Ave Unit A or B Columbus, GA	1.0	1.0	800	$750	$0.94	13d	1	0.34mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	21d	1	0.35mi
1051 43rd St Apt D Columbus, GA	1.0	1.0	600	$750	$1.25	43d	1	0.61mi
3414 3rd Ave Columbus, GA	1.0	1.0	810	$850	$1.05	21d	1	0.69mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	43d	1	0.80mi
617 32nd St Columbus, GA	2.0	1.0	600	$650	$1.08	13d	1	0.83mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	13d	1	0.84mi
608 32nd St Columbus, GA	1.0	1.0	644	$650	$1.01	13d	1	0.86mi
4402 Riverchase Dr Phenix City, AL	1.0–3.0	1.0–2.0	1078	$1,538	$1.43	13d	21	1.08mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	43d	1	1.22mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	43d	1	1.22mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	13d	1	1.23mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	43d	1	1.25mi
1061 54th St Columbus, GA	3.0	1.0	1005	$1,100	$1.09	21d	1	1.41mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	43d	1	1.45mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	13d	1	1.48mi

Listing history 12 events

1. 2026-06-18
   days on market $85,000 Active 14 DOM
2. 2026-06-17
   days on market $85,000 Active 13 DOM
3. 2026-06-16
   days on market $85,000 Active 12 DOM
4. 2026-06-15
   days on market $85,000 Active 11 DOM
5. 2026-06-14
   days on market $85,000 Active 9 DOM
6. 2026-06-13
   days on market $85,000 Active 8 DOM
7. 2026-06-10
   days on market $85,000 Active 6 DOM
8. 2026-06-09
   days on market $85,000 Active 5 DOM
9. 2026-06-08
   days on market $85,000 Active 4 DOM
10. 2026-06-07
    days on market $85,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $85,000 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: $1,141 · $95/mo
• Projected year-2 tax: $1,141 · $95/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 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,449
• − Mortgage interest: −$4,761
• − Property taxes: −$1,141
• − Insurance: −$425
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,473
• Taxable income: $1,657
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $2,522/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): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 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: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• 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

+763.7% since first listed

4 events — show timeline

• 2026-06-04 Listed $85,000 CBOR
• 2025-07-04 Rental Removed $1,000 Avail
• 2025-05-01 Listed for Rent $1,000 Avail
• 2020-07-15 Sold (Public Records) $9,841 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,141 · -0.9% YoY. Source: county tax records.