2534 Cole St · Columbus, GA 31906

$100,000

3 bd · 2.0 ba · 1,094 sqft · SingleFamily public records · 84 Days on market

Built 1947 ↓ 20% 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

3 bedroom 2 bath home with big lot, only one adjacent neighbor. Hardwood floors throughout the original home. Great HVAC. Well maintained. Washer, Dryer and, Refrigerator included.

Key facts

• Listed 84 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-story
• Construction: Vinyl siding
• Exterior features: Storm door(s); Fenced yard; Outbuilding; Corner lot; Level lot

Interior

• Kitchen: Electric range
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Electric range; Hardwood flooring
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $56,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2534 Cole St	0.00mi	3/2.0	1,094 (0%)	0mo	$90,000	$82	100
2505 Heard St	0.11mi	3/1.0	1,158 (+6%)	2mo	$42,000	$36	80
607 Brown Ave	0.38mi	3/1.5	1,047 (-4%)	5mo	$63,000	$60	69
2822 Colorado St	0.58mi	2/2.0 (-1)	1,120 (+2%)	2mo	$41,000	$37	62
2810 Thomas St	0.52mi	3/2.0	1,161 (+6%)	5mo	$90,000	$78	62
2801 8th St	0.37mi	3/2.0	1,245 (+14%)	2mo	$125,000	$100	58
2812 8th St	0.36mi	3/2.5	1,257 (+15%)	2mo	$149,000	$119	55
2517 Garden Dr	0.57mi	2/— (-1)	1,004 (-8%)	3mo	$38,000	$38	52
2835 Thomas St	0.57mi	2/1.0 (-1)	1,004 (-8%)	5mo	$35,000	$35	46
2309 Bell St	0.70mi	2/1.0 (-1)	1,187 (+8%)	1mo	$32,000	$27	43
481 N Harold St	0.57mi	2/1.0 (-1)	960 (-12%)	2mo	$50,000	$52	43
2429 Bell St	0.68mi	2/1.0 (-1)	966 (-12%)	6mo	$22,142	$23	35

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-3,804
• Equity at exit: $14,910

10-year hold

• IRR: 8.1%
• Equity multiple: 1.67×
• Total profit: $18,688
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $163

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 80%

Sensitivity live

Price	-10% $232	-5% $197	+0% $163	+5% $128	+10% $94
Rent	-10% $77	-5% $120	+0% $163	+5% $205	+10% $248
Rate	-1.0pp $213	-0.5pp $188	base $163	+0.5pp $137	+1.0pp $111

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	0.22mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	21d	1	0.27mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	14d	1	0.42mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	44d	1	0.42mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	0.53mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	0.64mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	0.68mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	44d	1	0.72mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	0.80mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	44d	1	0.80mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	44d	1	0.93mi
2823 Lee St Columbus, GA	4.0	2.0	1328	$1,500	$1.13	21d	1	0.97mi
1401 Coffee Ct Columbus, GA	4.0	1.0	1444	$1,250	$0.87	21d	1	0.99mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	14d	1	1.01mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	44d	1	1.05mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	44d	1	1.08mi
1258 Cedar Ave Columbus, GA	2.0	2.0	1220	$1,400	$1.15	44d	1	1.08mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	14d	1	1.10mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	44d	1	1.17mi
3503 Ruben St Columbus, GA	4.0	1.0	1054	$1,100	$1.04	14d	1	1.19mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	14d	1	1.20mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	14d	1	1.23mi
1514 Forest Ave Columbus, GA	2.0	1.5	1128	$840	$0.74	44d	1	1.27mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$1,099	$1.00	14d	8	1.31mi
1021 Adair Ave Unit 12 Columbus, GA	2.0	1.0	890	$1,050	$1.18	14d	1	1.44mi

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-04-29
   status Active
3. 2026-04-24
   status Pending
4. 2026-04-21
   status Active
5. 2026-04-21
   historical
6. 2026-04-20
   price $100,000
7. 2026-01-26
   listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 76% 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: $12,970
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,909
• Taxable income: $384
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $1,861/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

-20.0% since first listed

7 events — show timeline

• 2026-05-01 Pending — CBOR
• 2026-04-29 Relisted — CBOR
• 2026-04-24 Pending — CBOR
• 2026-04-21 Relisted — CBOR
• 2026-04-21 Delisted — CBOR
• 2026-04-20 Price Changed $100,000 CBOR
• 2026-01-26 Listed $125,000 CBOR

Property tax history

-12.2%/yr

Latest (2020): $3 · -27.7% YoY. Source: county tax records.