2343 Manning Ave · Columbus, GA 31903

$70,000

3 bd · 1.0 ba · 942 sqft · SingleFamily public records · 139 Days on market

Built 1951 $74/sqft · 44% above area Est $48k · 44% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to expand your rental portfolio with this tenant-occupied 3BR/1BA home featuring 942 sqft on a 0.21-acre lot. Located in South Columbus near neighborhood parks, schools, local dining, and retail conveniences, this property is also a short drive to major employers and city access routes. Sold As-Is.

Key facts

• Retail conveniences
• Neighborhood parks
• City access routes

Tags

• SOUTH COLUMBUS
• NEIGHBORHOOD PARKS
• LOCAL DINING
• RETAIL CONVENIENCES
• SHORT DRIVE TO MAJOR EMPLOYERS
• CITY ACCESS ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 (+1.8%/yr); 100 active listings in the ZIP; 20 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; lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 35% 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 $484 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $33k; list at $70k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1951 — 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: 1.36% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.71%
• DSCR: 1.92
• GRM: 6.1

CMA / ARV

• ARV (median comp): $48,483
• List price: $70,000
• Delta: 44.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2244 Simmons Ave	0.16mi	3/1.0	942 (0%)	7mo	$10,000	$11	87
3310 Albert St	0.08mi	2/1.0 (-1)	942 (0%)	6mo	$84,900	$90	86
2403 Banks Ave	0.16mi	2/1.0 (-1)	942 (0%)	7mo	$10,000	$11	82
3044 Wise St	0.33mi	2/1.0 (-1)	942 (0%)	3mo	$146,000	$155	77
2241 Bruce Ave	0.15mi	2/1.0 (-1)	858 (-9%)	5mo	$64,000	$75	69
2203 Simmons Ave	0.26mi	2/1.0 (-1)	858 (-9%)	4mo	$110,000	$128	65
2450 Cornell Ave	0.64mi	2/1.0 (-1)	942 (0%)	3mo	$146,000	$155	63
2846 Walker St	0.61mi	3/1.0	990 (+5%)	1mo	$35,000	$35	62
3048 Knox St	0.35mi	2/1.0 (-1)	858 (-9%)	3mo	$146,000	$170	62
2936 Walker St	0.50mi	3/1.0	988 (+5%)	9mo	$30,900	$31	61
3008 Blan St	0.45mi	3/1.0	1,054 (+12%)	2mo	$62,000	$59	58
43 Munson Dr	0.74mi	2/1.0 (-1)	968 (+3%)	4mo	$40,000	$41	53

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: 11.8%
• Equity multiple: 1.46×
• Total profit: $9,059
• Equity at exit: $10,437

10-year hold

• IRR: 19.9%
• Equity multiple: 2.58×
• Total profit: $31,042
• Equity at exit: $6,052

Cash invested: $19,600 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $952 high
• Mortgage (P&I): −$367
• Tax from tax record: −$17 /mo · $209/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $338

Break-even live

Break-even rent $524

Max offer price $70,000

Occupancy floor 59%

Sensitivity live

Price	-10% $378	-5% $358	+0% $338	+5% $319	+10% $299
Rent	-10% $263	-5% $301	+0% $338	+5% $376	+10% $414
Rate	-1.0pp $374	-0.5pp $356	base $338	+0.5pp $320	+1.0pp $302

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	14d	1	0.16mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	14d	1	0.23mi
2329 S Lumpkin Rd Columbus, GA	2.0	1.0	816	$850	$1.04	44d	1	0.24mi
3053 Blan St Columbus, GA	2.0	1.0	868	$875	$1.01	14d	1	0.39mi
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	44d	1	0.40mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	44d	1	0.41mi
3014 Drake St Columbus, GA	2.0	1.0	858	$950	$1.11	44d	1	0.42mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	14d	1	0.44mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	44d	1	0.44mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	21d	1	0.46mi
2840 Walker St Columbus, GA	3.0	1.0	1032	$975	$0.94	44d	1	0.64mi
2231 Cornell Ave Columbus, GA	2.0	1.0	858	$950	$1.11	21d	1	0.69mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	44d	1	0.75mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	14d	1	0.79mi
1 Engineer Dr Unit H1 Columbus, GA	2.0	1.0	816	$850	$1.04	44d	1	0.83mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	44d	1	0.86mi
171 Munson Dr Columbus, GA	2.0	1.0	780	$800	$1.03	21d	1	0.94mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	14d	1	0.97mi
2550 Wedgefield Ct Columbus, GA	2.0	2.0	1100	$788	$0.72	14d	1	1.13mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	44d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $70,000 Active 139 DOM
2. 2026-06-17
   days on market $70,000 Active 138 DOM
3. 2026-06-16
   days on market $70,000 Active 137 DOM
4. 2026-06-15
   days on market $70,000 Active 136 DOM
5. 2026-06-14
   days on market $70,000 Active 134 DOM
6. 2026-06-13
   days on market $70,000 Active 133 DOM
7. 2026-06-10
   days on market $70,000 Active 131 DOM
8. 2026-06-09
   days on market $70,000 Active 130 DOM
9. 2026-06-08
   days on market $70,000 Active 129 DOM
10. 2026-06-07
    days on market $70,000 Active 128 DOM
11. 2026-06-05
    days on market $70,000 Active 125 DOM
12. 2026-06-03
    days on market $70,000 Active 124 DOM
13. 2026-06-02
    days on market $70,000 Active 123 DOM
14. 2026-06-01
    days on market $70,000 Active 122 DOM
15. 2026-05-31
    days on market $70,000 Active 121 DOM
16. 2026-05-30
    days on market $70,000 Active 120 DOM
17. 2026-01-30
    listed $70,000 Active 317-char remark

    Show marketing remark (317 chars)

    Great opportunity to expand your rental portfolio with this tenant-occupied 3BR/1BA home featuring 942 sqft on a 0.21-acre lot. Located in South Columbus near neighborhood parks, schools, local dining, and retail conveniences, this property is also a short drive to major employers and city access routes. Sold As-Is.

18. 2018-02-27
    listed $65,000
19. 2018-02-26
    soldstatus $33,000

ⓘ 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: $209 · $17/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$435/yr (+$36/mo · 208.5%)

ⓘ 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 7/10 Severe 78% 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: $11,422
• − Mortgage interest: −$3,921
• − Property taxes: −$209
• − Insurance: −$350
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$2,036
• Taxable income: $3,079
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,321/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

+112.1% since first listed

3 events — show timeline

• 2026-01-30 Listed $70,000 CBOR
• 2018-02-27 Listed $65,000 CBOR
• 2018-02-26 Sold (Public Records) $33,000 Public Records

Property tax history

-6.5%/yr

Latest (2025): $209 · +0.0% YoY. Source: county tax records.