5118 11th Ave · Columbus, GA 31904

$90,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 364 Days on market

Built 1971 Fair condition $95/sqft · 33% below area Est $134k · 33% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEED A RENTAL TO ADD TO YOUR PORTFOLIO? LOOK NO FURTHER! THIS IS A VERY NICE THREE BEDROOM, ONE BATH HOME THAT IS ALREADY RENTED WITH A HAPP TENANT PAYING 900 HUNDRED A MONTH. LOCATION IS GREAT AND THE HOME IS IN GOOD CONDITION.

Key facts

• Listed 364 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.9% 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: River Road Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 403 students, 96% FRL); Arnold Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 645 students, 97% FRL); Jordan Vocational High School (math 12% / reading 12%, grade F, #342 of 424 statewide, top 81%, 869 students, 96% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 552 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask is 9374% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.24% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (median comp): $134,440
• List price: $90,000
• Delta: -33.06%
• 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
5106 11th Ave	0.03mi	3/2.0	1,025 (+8%)	3mo	$178,000	$174	79
5043 Thomason Ave	0.37mi	3/1.0	950 (0%)	7mo	$135,000	$142	77
5223 Thomason Ave	0.35mi	2/1.0 (-1)	980 (+3%)	4mo	$27,000	$28	70
4718 Drew Ave	0.74mi	3/1.0	950 (0%)	1mo	$134,900	$142	65
1031 E Crockett Dr	0.19mi	3/1.0	1,075 (+13%)	6mo	$139,900	$130	64
1037 E Crockett Dr	0.18mi	3/2.0	1,075 (+13%)	8mo	$142,200	$132	59
4803 19th Ave	0.62mi	3/1.5	975 (+3%)	11mo	$130,000	$133	56
713 Turner Rd	0.57mi	3/1.0	1,056 (+11%)	4mo	$158,000	$150	51
4717 16th Ave	0.48mi	3/1.0	1,064 (+12%)	9mo	$78,000	$73	50
4714 18th Ave	0.60mi	3/1.0	1,040 (+10%)	8mo	$114,000	$110	50
1113 Steve Mar Dr	0.63mi	3/1.0	875 (-8%)	15mo	$111,375	$127	45
1023 Maridele Dr	0.41mi	3/2.0	1,085 (+14%)	14mo	$170,000	$157	41

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,044
• Equity at exit: $13,419

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $25,496
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 15 under contract
• Months of supply: 2.8 mo (36%/mo absorbed)
• Median asking: $149,900 ($141/sqft)
• Median days on market: 118 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +0.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31904

• Rents YoY: 3.0%
• Active inventory: 552
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$472
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $276

Break-even live

Break-even rent $768

Max offer price $90,000

Occupancy floor 70%

Sensitivity live

Price	-10% $327	-5% $301	+0% $276	+5% $250	+10% $225
Rent	-10% $188	-5% $232	+0% $276	+5% $320	+10% $364
Rate	-1.0pp $321	-0.5pp $299	base $276	+0.5pp $253	+1.0pp $229

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5105 11th Ave Columbus, GA	2.0	1.0	1100	$950	$0.86	3d	1	0.03mi
4717 13th Ave Apt 6 Columbus, GA	2.0	1.0	700	$695	$0.99	3d	1	0.37mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	139d	1	0.42mi
1061 54th St Columbus, GA	3.0	1.0	1005	$1,100	$1.09	116d	1	0.52mi
710 49th St Columbus, GA	3.0	1.0	1026	$1,100	$1.07	3d	1	0.67mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	139d	1	0.84mi
4123 Harrison Ave Unit A Columbus, GA	2.0	1.0	750	$1,000	$1.33	3d	1	0.85mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	139d	1	0.87mi
3921 Howard Ave Unit B Columbus, GA	2.0	1.0	969	$875	$0.90	3d	1	0.93mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	116d	1	1.01mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	116d	1	1.03mi
5614 Lorenzo Rd Columbus, GA	2.0	1.0	1112	$950	$0.85	139d	1	1.07mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	116d	1	1.12mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	109d	1	1.13mi
3623 15th Ave Unit a Columbus, GA	2.0	1.0	900	$895	$0.99	0d	1	1.15mi
3921 6th Ave Columbus, GA	2.0	1.0	725	$750	$1.03	3d	1	1.20mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	109d	1	1.24mi
2007 Warm Springs Rd Apt 2C Columbus, GA	2.0	1.0	740	$725	$0.98	3d	1	1.36mi
2007 Warm Springs Rd Apt 7A Columbus, GA	2.0	1.0	750	$775	$1.03	3d	1	1.36mi
3120 Pierpont Ave Columbus, GA	2.0	1.0	1000	$1,045	$1.04	3d	1	1.49mi

Listing history 50 events

1. 2026-07-16
   days on market $90,000 Active 364 DOM
2. 2026-07-16
   days on market $90,000 Active 363 DOM
3. 2026-07-14
   days on market $90,000 Active 362 DOM
4. 2026-07-13
   days on market $90,000 Active 361 DOM
5. 2026-07-12
   days on market $90,000 Active 360 DOM
6. 2026-07-11
   days on market $90,000 Active 359 DOM
7. 2026-07-10
   days on market $90,000 Active 358 DOM
8. 2026-07-09
   days on market $90,000 Active 357 DOM
9. 2026-07-08
   days on market $90,000 Active 356 DOM
10. 2026-07-07
    days on market $90,000 Active 355 DOM
11. 2026-07-06
    days on market $90,000 Active 354 DOM
12. 2026-07-05
    days on market $90,000 Active 353 DOM
13. 2026-07-04
    days on market $90,000 Active 352 DOM
14. 2026-07-03
    days on market $90,000 Active 351 DOM
15. 2026-07-02
    days on market $90,000 Active 350 DOM
16. 2026-07-01
    days on market $90,000 Active 349 DOM
17. 2026-06-30
    days on market $90,000 Active 348 DOM
18. 2026-06-29
    days on market $90,000 Active 347 DOM
19. 2026-06-28
    days on market $90,000 Active 346 DOM
20. 2026-06-28
    days on market $90,000 Active 345 DOM
21. 2026-06-27
    days on market $90,000 Active 344 DOM
22. 2026-06-25
    days on market $90,000 Active 342 DOM
23. 2026-06-23
    days on market $90,000 Active 340 DOM
24. 2026-06-22
    days on market $90,000 Active 339 DOM
25. 2026-06-18
    days on market $90,000 Active 336 DOM
26. 2026-06-17
    days on market $90,000 Active 335 DOM
27. 2026-06-16
    days on market $90,000 Active 334 DOM
28. 2026-06-15
    days on market $90,000 Active 333 DOM
29. 2026-06-14
    days on market $90,000 Active 331 DOM
30. 2026-06-13
    days on market $90,000 Active 330 DOM
31. 2026-06-10
    days on market $90,000 Active 328 DOM
32. 2026-06-09
    days on market $90,000 Active 327 DOM
33. 2026-06-08
    days on market $90,000 Active 326 DOM
34. 2026-06-07
    days on market $90,000 Active 325 DOM
35. 2026-06-05
    days on market $90,000 Active 322 DOM
36. 2026-06-03
    days on market $90,000 Active 321 DOM
37. 2026-06-02
    days on market $90,000 Active 320 DOM
38. 2026-06-01
    days on market $90,000 Active 319 DOM
39. 2026-05-31
    days on market $90,000 Active 318 DOM
40. 2026-05-30
    days on market $90,000 Active 317 DOM
41. 2026-01-04
    historical $950
42. 2025-12-17
    price $90,000 228-char remark

    Show marketing remark (228 chars)

    NEED A RENTAL TO ADD TO YOUR PORTFOLIO? LOOK NO FURTHER! THIS IS A VERY NICE THREE BEDROOM, ONE BATH HOME THAT IS ALREADY RENTED WITH A HAPP TENANT PAYING 900 HUNDRED A MONTH. LOCATION IS GREAT AND THE HOME IS IN GOOD CONDITION.

43. 2025-11-08
    listed $950
44. 2025-07-17
    listed $100,000 Active 228-char remark

    Show marketing remark (228 chars)

    NEED A RENTAL TO ADD TO YOUR PORTFOLIO? LOOK NO FURTHER! THIS IS A VERY NICE THREE BEDROOM, ONE BATH HOME THAT IS ALREADY RENTED WITH A HAPP TENANT PAYING 900 HUNDRED A MONTH. LOCATION IS GREAT AND THE HOME IS IN GOOD CONDITION.

45. 2024-10-27
    historical $900
46. 2024-10-05
    price $900
47. 2024-10-03
    price $950
48. 2024-09-26
    listed $995
49. 2023-05-18
    soldstatus $75,000
50. 2023-05-15
    soldstatus $75,000 Closed 412-char remark

    Show marketing remark (412 chars)

    This is the perfect starter home or investment property. The home has been upgraded to total electric. A brand new HVAC system and Hot water heater has been added. The bathroom has been upgraded from a undesirable standing shower to a more functional tub which is perfect for people with small children. Lastly, there's a bonus room that's attached to the home that can be used for relaxation or a home business.

ⓘ 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: $1,163 · $97/mo
• Projected year-2 tax: $1,163 · $97/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 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: $13,403
• − Mortgage interest: −$5,041
• − Property taxes: −$1,163
• − Insurance: −$450
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,618
• Taxable income: $1,986
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $2,835/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $23,750–$42,750 screening

This three-bedroom, one-bath home is in fair condition with some minor repairs and maintenance needed. Painting and landscaping can significantly increase its value for both resale and rental.

Repairs flagged

• Minor Bathroom shower — The shower area appears to have some discoloration or mildew, indicating the need for cleaning or a minor repair.
• Minor Exterior siding — The satellite image shows some wear on the siding, indicating the need for minor repairs or repainting.
• Minor Interior walls — The paint looks a bit worn in some areas, indicating the need for touch-up or repainting.
• Minor Landscaping — The yard has some overgrowth and debris, indicating the need for some landscaping work.

Value-add opportunities

• Both Painting — Painting the exterior and interior walls can significantly improve the home's curb appeal and interior condition, making it more attractive to potential buyers or renters. ↑
• Both Landscaping — Landscaping the yard can enhance the home's curb appeal and make it more inviting for potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary River Road Elementary School F GA #1,041/1,228 Nat'l #38,100/41,679 Middle Arnold Middle School F GA #381/470 Nat'l #12,279/14,009 High Jordan Vocational High School F GA #342/424 Nat'l #15,857/17,239

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

C Composite livability gradescore 64/100

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 · 216,729 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: 9% of renters

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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%

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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%

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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

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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

+227.3% since first listed

13 events — show timeline

• 2026-01-04 Rental Removed $950 CBOR
• 2025-12-17 Price Changed $90,000 CBOR
• 2025-11-08 Listed for Rent $950 CBOR
• 2025-07-17 Listed $100,000 CBOR
• 2024-10-27 Rental Removed $900 APPFOLIO
• 2024-10-05 Price Changed $900 APPFOLIO
• 2024-10-03 Price Changed $950 APPFOLIO
• 2024-09-26 Listed for Rent $995 APPFOLIO
• 2023-05-18 Sold (Public Records) $75,000 Public Records
• 2023-05-15 Sold (MLS) $75,000 CBOR
• 2023-04-15 Pending — CBOR
• 2023-04-12 Listed $75,000 CBOR
• 2018-10-23 Listed $27,500 CBOR

Property tax history

+55.6%/yr

Latest (2025): $1,163 · +0.0% YoY. Source: county tax records.