1113 35th St · Columbus, GA 31904

$170,000

2 bd · 2.0 ba · 1,200 sqft · MultiFamily public records · 280 Days on market

Built 1930 4,356 sqft lot Est $137k · 24% 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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +6.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This fully updated duplex is a turn-key investment opportunity featuring a brand-new roof, updated plumbing and electrical, new water heaters, light fixtures, cabinets, fresh paint, flooring, and more! Conveniently located near Veterans Parkway, Manchester Expressway, Downtown Columbus, and I-185, this property offers both accessibility and strong rental appeal. Both units are all-electric Equipped with washer/dryer connections and appliances, Separate electric meters Shared one water meter Low-maintenance property ideal for investors, Don’t miss out on this ready-to-go income-producing property!

Key facts

• Updated electrical
• Brand-new roof
• New water heaters

Tags

• BRAND-NEW ROOF
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• NEW WATER HEATERS
• NEW LIGHT FIXTURES
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive. Per door: $228/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (+3.0%/yr); 327 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 36% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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 $119k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (median comp): $136,587
• List price: $170,000
• Delta: 24.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,511
• Equity at exit: $25,348

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $38,939
• Equity at exit: $14,698

Cash invested: $47,600 (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: 14.3×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $455

Break-even live

Break-even rent $1,411

Max offer price $170,000

Occupancy floor 72%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$1,986
Total (2 units)			$1,987

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	43d	1	0.41mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	13d	1	0.43mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	43d	1	0.46mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	13d	1	0.47mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	43d	1	0.53mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	43d	1	0.53mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	20d	1	0.54mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	43d	1	0.57mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	20d	1	0.61mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	13d	1	0.63mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	43d	3	0.66mi
3414 3rd Ave Columbus, GA	1.0	1.0	810	$850	$1.05	20d	1	0.68mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	43d	1	0.72mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	43d	1	0.76mi
4001 3rd Ave Unit A or B Columbus, GA	1.0	1.0	800	$750	$0.94	13d	1	0.77mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	43d	1	0.77mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	13d	1	0.82mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	13d	1	0.84mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	20d	1	0.84mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	43d	1	0.85mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	43d	1	0.86mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	43d	1	0.90mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	20d	1	0.97mi
2601 Cherokee Ave Unit 2 Columbus, GA	1.0	1.0	750	$750	$1.00	43d	1	1.00mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	20d	1	1.10mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	13d	1	1.16mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	43d	1	1.22mi
1815 17th Ave Apt 7 Columbus, GA	2.0	1.0	937	$1,040	$1.11	43d	1	1.28mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	20d	1	1.28mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	20d	1	1.44mi
1527 11th Ave Columbus, GA	2.0	1.0	850	$1,000	$1.18	20d	1	1.48mi
3711 Armour Ave Apt 21 Columbus, GA	2.0	1.0	1200	$1,057	$0.88	43d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   days on market $170,000 Active 280 DOM
2. 2026-06-17
   days on market $170,000 Active 279 DOM
3. 2026-06-16
   days on market $170,000 Active 278 DOM
4. 2026-06-15
   days on market $170,000 Active 277 DOM
5. 2026-06-14
   days on market $170,000 Active 275 DOM
6. 2026-06-13
   days on market $170,000 Active 274 DOM
7. 2026-06-10
   days on market $170,000 Active 272 DOM
8. 2026-06-09
   days on market $170,000 Active 271 DOM
9. 2026-06-08
   days on market $170,000 Active 270 DOM
10. 2026-06-07
    days on market $170,000 Active 269 DOM
11. 2026-06-05
    days on market $170,000 Active 266 DOM
12. 2026-06-03
    days on market $170,000 Active 265 DOM
13. 2026-06-02
    days on market $170,000 Active 264 DOM
14. 2026-06-01
    days on market $170,000 Active 263 DOM
15. 2026-05-31
    days on market $170,000 Active 262 DOM
16. 2026-05-30
    days on market $170,000 Active 261 DOM
17. 2026-03-30
    price $170,000 609-char remark

    Show marketing remark (603 chars)

    This fully updated duplex is a turn-key investment opportunity featuring a brand-new roof, updated plumbing and electrical, new water heaters, light fixtures, cabinets, fresh paint, flooring, and more! Conveniently located near Veterans Parkway, Manchester Expressway, Downtown Columbus, and I-185, this property offers both accessibility and strong rental appeal. Both units are all-electric Equipped with washer/dryer connections and appliances, Separate electric meters Shared one water meter Low-maintenance property ideal for investors, Don't miss out on this ready-to-go income-producing property!

18. 2026-03-30
    price $170,000 603-char remark

    Show marketing remark (603 chars)

    This fully updated duplex is a turn-key investment opportunity featuring a brand-new roof, updated plumbing and electrical, new water heaters, light fixtures, cabinets, fresh paint, flooring, and more! Conveniently located near Veterans Parkway, Manchester Expressway, Downtown Columbus, and I-185, this property offers both accessibility and strong rental appeal. Both units are all-electric Equipped with washer/dryer connections and appliances, Separate electric meters Shared one water meter Low-maintenance property ideal for investors, Don't miss out on this ready-to-go income-producing property!

19. 2025-09-10
    listed $175,000 New 603-char remark

    Show marketing remark (609 chars)

    This fully updated duplex is a turn-key investment opportunity featuring a brand-new roof, updated plumbing and electrical, new water heaters, light fixtures, cabinets, fresh paint, flooring, and more! Conveniently located near Veterans Parkway, Manchester Expressway, Downtown Columbus, and I-185, this property offers both accessibility and strong rental appeal. Both units are all-electric Equipped with washer/dryer connections and appliances, Separate electric meters Shared one water meter Low-maintenance property ideal for investors, Don’t miss out on this ready-to-go income-producing property!

20. 2025-09-10
    listed $175,000 Active 609-char remark

    Show marketing remark (609 chars)

    This fully updated duplex is a turn-key investment opportunity featuring a brand-new roof, updated plumbing and electrical, new water heaters, light fixtures, cabinets, fresh paint, flooring, and more! Conveniently located near Veterans Parkway, Manchester Expressway, Downtown Columbus, and I-185, this property offers both accessibility and strong rental appeal. Both units are all-electric Equipped with washer/dryer connections and appliances, Separate electric meters Shared one water meter Low-maintenance property ideal for investors, Don’t miss out on this ready-to-go income-producing property!

21. 2023-06-26
    status Back On Market
22. 2023-06-26
    historical
23. 2023-06-22
    status Under Contract
24. 2023-06-14
    status Price Change
25. 2023-06-14
    price $130,000
26. 2023-06-09
    status Under Contract
27. 2023-06-02
    price $135,000
28. 2023-05-23
    listed $145,000 New
29. 2023-01-10
    soldstatus $119,000
30. 2023-01-09
    soldstatus $119,000
31. 2022-11-11
    listed $132,500
32. 2022-06-21
    soldstatus $91,000
33. 2022-06-09
    soldstatus $31,500
34. 2022-05-18
    listed $31,500
35. 2006-08-25
    soldstatus $37,000

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $1,828 · $152/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: $23,844
• − Mortgage interest: −$9,523
• − Property taxes: −$1,828
• − Insurance: −$850
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$4,945
• Taxable income: $2,883
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $4,769/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

+359.5% since first listed

19 events — show timeline

• 2026-03-30 Price Changed $170,000 FMLS
• 2026-03-30 Price Changed $170,000 GAMLS
• 2025-09-10 Listed $175,000 FMLS
• 2025-09-10 Listed $175,000 GAMLS
• 2023-06-26 Relisted — GAMLS
• 2023-06-26 Listing Removed — GAMLS
• 2023-06-22 Pending — GAMLS
• 2023-06-14 Relisted — GAMLS
• 2023-06-14 Price Changed $130,000 GAMLS
• 2023-06-09 Pending — GAMLS
• 2023-06-02 Price Changed $135,000 GAMLS
• 2023-05-23 Listed $145,000 GAMLS
• 2023-01-10 Sold (Public Records) $119,000 Public Records
• 2023-01-09 Sold (MLS) $119,000 CBOR
• 2022-11-11 Listed $132,500 CBOR
• 2022-06-21 Sold (Public Records) $91,000 Public Records
• 2022-06-09 Sold (MLS) $31,500 CBOR
• 2022-05-18 Listed $31,500 CBOR
• 2006-08-25 Sold (Public Records) $37,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,828 · -0.0% YoY. Source: county tax records.