4205 17th Ave · Columbus, GA 31904

$145,900

3 bd · 2.0 ba · 1,915 sqft · SingleFamily public records · 4 Days on market

Built 1950 7,405 sqft lot Est $232k · 37% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

4-bedroom, 2-bath home located in the Jordan Johnson area of Columbus with great potential and a solid foundation to build on. Fresh interior paint has already been completed, providing a strong start for your renovation vision. The home is ready for new flooring throughout, along with kitchen and bathroom updates, making it an excellent opportunity for investors or buyers looking to create value and gain equity. Ideal for a flip, rental property, or custom renovation project. Being sold Sold As-Is!

Key facts

• 7,405 sq ft lot
• Listed 4 days

Property features AI

Finance

• Other: Directions: From Veterans going north, right on Manchester, right onto 17th Ave; home is on the right

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Lot approximately 0.17 acres; Subdivision: Sherwood Forest Addition

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Cap rate 7.7% 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+, 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: Johnson Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 325 students, 97% FRL); Richards Middle School (math 45% / reading 59%, grade C+, #60 of 470 statewide, top 13%, 819 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); 327 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $145,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $231,715
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 Lancelot Pl	0.53mi	3/2.0	1,946 (+2%)	8mo	$239,900	$123	66
1433 35th St	0.55mi	3/2.0	1,938 (+1%)	13mo	$225,000	$116	62
3316 Woodlawn Ave	0.61mi	3/3.0	1,865 (-3%)	3mo	$224,900	$121	61
3504 14th Ave	0.59mi	3/1.0	1,922 (+0%)	12mo	$100,000	$52	58
1722 34th St	0.60mi	4/2.0 (+1)	2,028 (+6%)	2mo	$213,900	$105	56
4212 Chalfonte Dr	0.73mi	3/2.0	2,032 (+6%)	2mo	$237,900	$117	54
2231 Camelot Pl	0.70mi	4/2.0 (+1)	1,920 (+0%)	11mo	$240,000	$125	52
2329 Devonshire Dr	0.63mi	4/3.0 (+1)	2,004 (+5%)	2mo	$279,900	$140	52
2307 Winchester Dr	0.63mi	3/2.0	1,692 (-12%)	4mo	$210,000	$124	48
3524 15th Ave	0.48mi	4/2.0 (+1)	1,716 (-10%)	12mo	$219,000	$128	45
2323 Devonshire Dr	0.62mi	4/2.5 (+1)	2,079 (+9%)	7mo	$235,000	$113	44
4334 Acacia Dr	0.70mi	3/2.0	1,629 (-15%)	12mo	$85,000	$52	33

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-12,511
• Equity at exit: $21,754

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,677
• Equity at exit: $12,615

Cash invested: $40,852 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$765
• Tax from tax record: −$185 /mo · $2,226/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $173

Break-even live

Break-even rent $1,280

Max offer price $145,900

Occupancy floor 83%

Sensitivity live

Price	-10% $256	-5% $215	+0% $173	+5% $132	+10% $91
Rent	-10% $55	-5% $114	+0% $173	+5% $233	+10% $292
Rate	-1.0pp $247	-0.5pp $211	base $173	+0.5pp $136	+1.0pp $97

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	45d	1	0.35mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	45d	1	0.52mi
4444 Saint Francis Ave Columbus, GA	3.0	2.0	1525	$1,550	$1.02	15d	1	0.62mi
2335 Nottingham Dr Columbus, GA	3.0	2.0	2412	$1,750	$0.73	45d	1	0.80mi
1915 Coventry Dr Columbus, GA	3.0	2.0	1726	$1,695	$0.98	22d	1	0.85mi
2840 Warm Springs Rd Columbus, GA	1.0–2.0	1.0–2.0	1196	$1,500	$1.25	15d	8	1.04mi
2908 10th Ave Columbus, GA	3.0	2.0	2232	$2,000	$0.90	45d	1	1.16mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	22d	1	1.21mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	15d	1	1.38mi
1908 Garrard St Columbus, GA	4.0	2.0	1716	$1,600	$0.93	22d	1	1.47mi

Listing history 2 events

1. 2026-05-30
   status $145,900 Pending 4 DOM
2. 2026-05-25
   listed $145,900 Active

ⓘ 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: $2,226 · $185/mo
• Projected year-2 tax: $2,226 · $185/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 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: $17,997
• − Mortgage interest: −$8,173
• − Property taxes: −$2,226
• − Insurance: −$730
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,244
• Taxable loss: −$255
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $2,142/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

1 event — show timeline

• 2026-05-25 Listed $145,900 CBOR

Property tax history

+7.6%/yr

Latest (2025): $2,226 · -0.0% YoY. Source: county tax records.