2864 Hawthorne Dr · Columbus, GA 31903

$54,000

2 bd · 1.5 ba · 1,336 sqft · SingleFamily public records · 9 Days on market

Built 1955 9,583 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Here's a fantastic opportunity! This property at 2864 Hawthorne is priced to sell and represents an excellent value, although it does require some attention to detail and is being offered in "as-is" condition. It's an ideal prospect for savvy investors, those seeking rental income, or first-time homebuyers who are comfortable undertaking some renovations to create their dream space. The home boasts 1336 square feet of living area, featuring 2 comfortable bedrooms and 1.5 baths. The kitchen is thoughtfully designed, opening directly to the dining area, making it perfect for casual meals and entertaining. Don't miss out on the chance to make this house your home - schedule your view

Key facts

• 9,583 sq ft lot
• Built 1955
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Cap rate 15.8% 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); 100 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 38% 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 $373 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $54,000

Questions for the listing agent

1. Built in 1955 — 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: 1.89% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.13%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $154,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2864 Hawthorne Dr	0.00mi	2/1.5	1,336 (0%)	1mo	$51,249	$38	99
2841 Hawthorne Dr	0.06mi	3/2.0 (+1)	1,288 (-4%)	4mo	$70,000	$54	81
3018 Plantation Rd	0.40mi	3/1.0 (+1)	1,280 (-4%)	1mo	$62,900	$49	66
2942 Hawthorne Dr	0.18mi	3/1.0 (+1)	1,196 (-10%)	1mo	$139,200	$116	66
2058 Somerset Ave	0.52mi	3/1.0 (+1)	1,251 (-6%)	0mo	$125,000	$100	58
3009 Plantation Rd	0.38mi	3/1.0 (+1)	1,233 (-8%)	6mo	$118,000	$96	57
1274 Providence Ln	0.36mi	3/2.0 (+1)	1,178 (-12%)	5mo	$172,000	$146	52
1221 Elliotts Ave	0.42mi	3/2.0 (+1)	1,195 (-11%)	9mo	$172,000	$144	48
2451 Brownie Ln	0.41mi	3/2.0 (+1)	1,167 (-13%)	6mo	$172,000	$147	48
2459 Brownie Ln	0.40mi	3/2.0 (+1)	1,167 (-13%)	8mo	$172,000	$147	46
2463 Brownie Dr	0.39mi	3/2.0 (+1)	1,137 (-15%)	6mo	$170,000	$150	45
2254 S Lumpkin Rd	0.75mi	3/1.0 (+1)	1,158 (-13%)	4mo	$65,000	$56	32

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: 28.2%
• Equity multiple: 2.15×
• Total profit: $17,454
• Equity at exit: $8,052

10-year hold

• IRR: 34.9%
• Equity multiple: 4.02×
• Total profit: $45,727
• Equity at exit: $4,669

Cash invested: $15,120 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,023 high
• Mortgage (P&I): −$283
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $430

Break-even live

Break-even rent $479

Max offer price $54,000

Occupancy floor 53%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	13d	1	0.07mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	13d	1	0.10mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	0.51mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$999	$0.93	13d	14	0.77mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	20d	1	0.83mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	13d	1	0.92mi
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	43d	1	1.03mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$999	$0.91	13d	8	1.03mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	13d	1	1.03mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	1.10mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	43d	1	1.12mi
2840 Walker St Columbus, GA	3.0	1.0	1032	$975	$0.94	43d	1	1.13mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	20d	1	1.13mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	1.21mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	13d	1	1.26mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	13d	1	1.29mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	43d	1	1.34mi
2558 Rice St Columbus, GA	3.0	2.0	1618	$1,450	$0.90	13d	1	1.34mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	1.35mi
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	43d	1	1.37mi
2550 Wedgefield Ct Columbus, GA	2.0	2.0	1100	$788	$0.72	13d	1	1.45mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	43d	1	1.47mi

Listing history 5 events

1. 2026-04-09
   status Under Contract
2. 2026-04-01
   historical Active Under Contract
3. 2026-04-01
   listed $54,000 New
4. 2026-03-31
   historical $54,000
5. 2015-06-25
   soldstatus $38,500

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $870 · $72/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 3/10 Moderate
• 🌡 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: $12,276
• − Mortgage interest: −$3,025
• − Property taxes: −$870
• − Insurance: −$270
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$1,571
• Taxable income: $4,576
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $4,062/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

+40.3% since first listed

5 events — show timeline

• 2026-04-09 Pending — GAMLS
• 2026-04-01 Contingent — GAMLS
• 2026-04-01 Listed $54,000 GAMLS
• 2026-03-31 Coming Soon $54,000 GAMLS
• 2015-06-25 Sold (Public Records) $38,500 Public Records

Property tax history

+358.9%/yr

Latest (2017): $870 · +39.1% YoY. Source: county tax records.