752 Portland Ave · Columbus, GA 31906

$125,000

2 bd · 2.0 ba · 1,966 sqft · SingleFamily public records · 140 Days on market

Built 1948 0.26 ac lot $64/sqft · 24% below area Est $167k · 25% under ↓ 14% since listing

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• 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

Centrally Located All-Brick Home – Investment Opportunity! This nearly 2,000 sq. ft. all-brick home is packed with potential and ready to be customized to your style. Conveniently located near Midtown, shopping, eateries, AFLAC, and Fort Benning, you'll love the easy access to everything Columbus has to offer. Inside, you'll find massive bedrooms (2 total) with walk-in closets and 2 full baths, making this home comfortable and functional. The spacious layout offers endless possibilities for updates and personalization. Enjoy the outdoors with a covered patio and a large fenced backyard—perfect for entertaining, relaxing, or pets. A carport adds extra convenience. This property is being sold as-is and is ideal for investors or buyers looking for a home to make their own.

Key facts

• Massive bedrooms
• Walk-in closets
• Carport

Tags

• ALL-BRICK HOME
• MASSIVE BEDROOMS
• WALK-IN CLOSETS
• COVERED PATIO
• LARGE FENCED BACKYARD
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 118 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 36% of the median local income ($45k/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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1948 — 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $167,322
• List price: $125,000
• Delta: -25.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 Crest Dr	0.32mi	3/2.0 (+1)	1,973 (+0%)	6mo	$291,000	$147	74
1836 Overlook St	0.15mi	3/2.0 (+1)	2,050 (+4%)	22mo	$315,000	$154	63
1503 Crest Dr	0.42mi	3/2.0 (+1)	1,702 (-13%)	6mo	$259,000	$152	48
1040 Lawyers Ln	0.68mi	3/2.0 (+1)	2,000 (+2%)	15mo	$183,000	$92	48
1136 E Dinglewood Dr	0.68mi	2/2.0	1,771 (-10%)	7mo	$305,000	$172	46
1003 Brookwood Ave	0.39mi	3/2.0 (+1)	2,153 (+10%)	19mo	$250,000	$116	45
1241 Gurr Ave	0.67mi	3/2.0 (+1)	1,740 (-12%)	1mo	$120,000	$69	44
1222 Owsley Ave	0.63mi	3/2.0 (+1)	1,877 (-4%)	21mo	$256,500	$137	40
1241 Eberhart Ave	0.63mi	3/2.0 (+1)	1,760 (-10%)	16mo	$210,000	$119	35
1234 Cedar Ave	0.71mi	2/2.0	2,200 (+12%)	20mo	$285,000	$130	30

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,232
• Equity at exit: $18,638

10-year hold

• IRR: 7.7%
• Equity multiple: 1.64×
• Total profit: $22,244
• Equity at exit: $10,808

Cash invested: $35,000 (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 31906

• Rents YoY: 4.8%
• Active inventory: 118
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$656
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $196

Break-even live

Break-even rent $1,088

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $267	-5% $232	+0% $196	+5% $161	+10% $126
Rent	-10% $91	-5% $144	+0% $196	+5% $249	+10% $302
Rate	-1.0pp $259	-0.5pp $228	base $196	+0.5pp $164	+1.0pp $131

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2309 Willard St Columbus, GA	3.0	2.0	1803	$1,700	$0.94	14d	1	0.34mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	44d	1	0.56mi
1192 Munro Ave Columbus, GA	3.0	2.0	1711	$1,750	$1.02	44d	1	0.57mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	22d	1	0.73mi
2944 10th St Columbus, GA	3.0	1.0	1550	$925	$0.60	14d	1	0.95mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	22d	1	1.05mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	14d	1	1.08mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	14d	1	1.11mi
1097 Bolton Ct Columbus, GA	3.0	2.5	2127	$1,350	$0.63	22d	1	1.13mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	44d	1	1.17mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	14d	1	1.29mi
1706 Wells Dr Columbus, GA	3.0	2.0	1990	$1,850	$0.93	14d	1	1.39mi

Listing history 8 events

1. 2026-05-15
   status Pending 792-char remark

   Show marketing remark (792 chars)

   Centrally Located All-Brick Home – Investment Opportunity! This nearly 2,000 sq. ft. all-brick home is packed with potential and ready to be customized to your style. Conveniently located near Midtown, shopping, eateries, AFLAC, and Fort Benning, you'll love the easy access to everything Columbus has to offer. Inside, you'll find massive bedrooms (2 total) with walk-in closets and 2 full baths, making this home comfortable and functional. The spacious layout offers endless possibilities for updates and personalization. Enjoy the outdoors with a covered patio and a large fenced backyard—perfect for entertaining, relaxing, or pets. A carport adds extra convenience. This property is being sold as-is and is ideal for investors or buyers looking for a home to make their own.

2. 2026-04-30
   price $125,000 792-char remark

   Show marketing remark (792 chars)

   Centrally Located All-Brick Home – Investment Opportunity! This nearly 2,000 sq. ft. all-brick home is packed with potential and ready to be customized to your style. Conveniently located near Midtown, shopping, eateries, AFLAC, and Fort Benning, you'll love the easy access to everything Columbus has to offer. Inside, you'll find massive bedrooms (2 total) with walk-in closets and 2 full baths, making this home comfortable and functional. The spacious layout offers endless possibilities for updates and personalization. Enjoy the outdoors with a covered patio and a large fenced backyard—perfect for entertaining, relaxing, or pets. A carport adds extra convenience. This property is being sold as-is and is ideal for investors or buyers looking for a home to make their own.

3. 2026-04-03
   price $130,000 792-char remark

   Show marketing remark (792 chars)

   Centrally Located All-Brick Home – Investment Opportunity! This nearly 2,000 sq. ft. all-brick home is packed with potential and ready to be customized to your style. Conveniently located near Midtown, shopping, eateries, AFLAC, and Fort Benning, you'll love the easy access to everything Columbus has to offer. Inside, you'll find massive bedrooms (2 total) with walk-in closets and 2 full baths, making this home comfortable and functional. The spacious layout offers endless possibilities for updates and personalization. Enjoy the outdoors with a covered patio and a large fenced backyard—perfect for entertaining, relaxing, or pets. A carport adds extra convenience. This property is being sold as-is and is ideal for investors or buyers looking for a home to make their own.

4. 2026-02-17
   status Active 792-char remark

   Show marketing remark (792 chars)

   Centrally Located All-Brick Home – Investment Opportunity! This nearly 2,000 sq. ft. all-brick home is packed with potential and ready to be customized to your style. Conveniently located near Midtown, shopping, eateries, AFLAC, and Fort Benning, you'll love the easy access to everything Columbus has to offer. Inside, you'll find massive bedrooms (2 total) with walk-in closets and 2 full baths, making this home comfortable and functional. The spacious layout offers endless possibilities for updates and personalization. Enjoy the outdoors with a covered patio and a large fenced backyard—perfect for entertaining, relaxing, or pets. A carport adds extra convenience. This property is being sold as-is and is ideal for investors or buyers looking for a home to make their own.

5. 2026-02-17
   price $135,000 792-char remark

   Show marketing remark (792 chars)

   Centrally Located All-Brick Home – Investment Opportunity! This nearly 2,000 sq. ft. all-brick home is packed with potential and ready to be customized to your style. Conveniently located near Midtown, shopping, eateries, AFLAC, and Fort Benning, you'll love the easy access to everything Columbus has to offer. Inside, you'll find massive bedrooms (2 total) with walk-in closets and 2 full baths, making this home comfortable and functional. The spacious layout offers endless possibilities for updates and personalization. Enjoy the outdoors with a covered patio and a large fenced backyard—perfect for entertaining, relaxing, or pets. A carport adds extra convenience. This property is being sold as-is and is ideal for investors or buyers looking for a home to make their own.

6. 2025-11-29
   status Pending 792-char remark

   Show marketing remark (792 chars)

   Centrally Located All-Brick Home – Investment Opportunity! This nearly 2,000 sq. ft. all-brick home is packed with potential and ready to be customized to your style. Conveniently located near Midtown, shopping, eateries, AFLAC, and Fort Benning, you'll love the easy access to everything Columbus has to offer. Inside, you'll find massive bedrooms (2 total) with walk-in closets and 2 full baths, making this home comfortable and functional. The spacious layout offers endless possibilities for updates and personalization. Enjoy the outdoors with a covered patio and a large fenced backyard—perfect for entertaining, relaxing, or pets. A carport adds extra convenience. This property is being sold as-is and is ideal for investors or buyers looking for a home to make their own.

7. 2025-11-10
   price $140,000 792-char remark

   Show marketing remark (792 chars)

   Centrally Located All-Brick Home – Investment Opportunity! This nearly 2,000 sq. ft. all-brick home is packed with potential and ready to be customized to your style. Conveniently located near Midtown, shopping, eateries, AFLAC, and Fort Benning, you'll love the easy access to everything Columbus has to offer. Inside, you'll find massive bedrooms (2 total) with walk-in closets and 2 full baths, making this home comfortable and functional. The spacious layout offers endless possibilities for updates and personalization. Enjoy the outdoors with a covered patio and a large fenced backyard—perfect for entertaining, relaxing, or pets. A carport adds extra convenience. This property is being sold as-is and is ideal for investors or buyers looking for a home to make their own.

8. 2025-10-07
   listed $145,000 Active 792-char remark

   Show marketing remark (792 chars)

   Centrally Located All-Brick Home – Investment Opportunity! This nearly 2,000 sq. ft. all-brick home is packed with potential and ready to be customized to your style. Conveniently located near Midtown, shopping, eateries, AFLAC, and Fort Benning, you'll love the easy access to everything Columbus has to offer. Inside, you'll find massive bedrooms (2 total) with walk-in closets and 2 full baths, making this home comfortable and functional. The spacious layout offers endless possibilities for updates and personalization. Enjoy the outdoors with a covered patio and a large fenced backyard—perfect for entertaining, relaxing, or pets. A carport adds extra convenience. This property is being sold as-is and is ideal for investors or buyers looking for a home to make their own.

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $1,826 · $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 · 18 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: $16,044
• − Mortgage interest: −$7,002
• − Property taxes: −$1,826
• − Insurance: −$625
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,636
• Taxable income: $388
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $2,265/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): 20,400
• Household income: $44,965
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1003.0

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 28% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Slovak 1% Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -122.49%
• Current HPI: 113.2749
• 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

-13.8% since first listed

8 events — show timeline

• 2026-05-15 Pending — CBOR
• 2026-04-30 Price Changed $125,000 CBOR
• 2026-04-03 Price Changed $130,000 CBOR
• 2026-02-17 Relisted — CBOR
• 2026-02-17 Price Changed $135,000 CBOR
• 2025-11-29 Pending — CBOR
• 2025-11-10 Price Changed $140,000 CBOR
• 2025-10-07 Listed $145,000 CBOR