2918 9th St · Columbus, GA 31906

$55,000

3 bd · 1.0 ba · 1,855 sqft · SingleFamily public records · 41 Days on market

Built 1943 6,534 sqft lot $30/sqft · 42% below area Est $94k · 42% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Opportunity knocks at 2918 9th Street in Columbus-this fully gutted property is primed and ready for your next project. Taken down to the studs, this home offers a true blank canvas with major structural work already completed. The layout has been professionally framed for a spacious 3-bedroom, 3-bath design, including two ensuite bedrooms, creating a highly desirable floor plan for resale or rental. A brand-new roof has already been installed, and sheetrock and drywall materials are included with the sale, giving you a valuable head start on finishing the interior. Skip the costly demo phase and jump straight into bringing your vision to life. Whether you're an investor looking for your next flip or a buyer ready to customize from the ground up, this property offers strong upside potential in an established Columbus location.

Key facts

• Brand-new roof
• 6,534 sq ft lot
• Built 1943

Tags

• FULLY GUTTED PROPERTY
• MAJOR STRUCTURAL WORK
• PROFESSIONALLY FRAMED LAYOUT
• BRAND-NEW ROOF
• STRONG UPSIDE POTENTIAL
• ESTABLISHED COLUMBUS LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: One-story; Fixer condition
• Construction: Wood siding and other construction materials; Composition roof; Brick/mortar foundation
• Exterior features: Front porch; Screened porch; Sidewalks; Asphalt/paved road access; Other road frontage

Interior

• Kitchen: Other kitchen features; Other appliances
• Bedrooms: Three main-level bedrooms; Other bedroom features; Master bath with other features
• Flooring: Other flooring
• Bathrooms: Three full bathrooms (all on main level)
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features; No common walls; Crawl space basement
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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: Brewer Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 498 students, 97% FRL); Rothschild Leadership Academy School (math 2% / reading 12%, grade F, #456 of 470 statewide, top 97%, 515 students, 96% FRL); Carver High School (math 10% / reading 75%, grade F, #51 of 424 statewide, top 12%, 916 students, 97% 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 fast (+4.8%/yr); 118 active listings in the ZIP; 18 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 $380 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 + 4.8% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.42% ✓
• Cap rate: 20.91%
• Cash-on-cash: 52.20%
• DSCR: 3.32
• GRM: 3.4

CMA / ARV

• ARV (median comp): $94,338
• List price: $55,000
• Delta: -41.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 33rd Ave	0.33mi	3/2.0	1,720 (-7%)	5mo	$70,000	$41	64
1083 Bolton Ct	0.41mi	3/2.5	1,935 (+4%)	17mo	$150,000	$78	54
2114 George St	0.68mi	4/2.0 (+1)	1,877 (+1%)	5mo	$12,000	$6	53
2205 Willard St	0.62mi	4/2.0 (+1)	1,793 (-3%)	4mo	$142,500	$79	53
1040 Lawyers Ln	0.41mi	3/2.0	2,000 (+8%)	15mo	$183,000	$92	51
2931 East Wynnton Ln	0.35mi	3/2.0	1,702 (-8%)	21mo	$152,000	$89	49
2617 7th St	0.40mi	2/2.5 (-1)	1,625 (-12%)	2mo	$83,500	$51	48
1018 Fleming Ave	0.55mi	3/1.5	1,700 (-8%)	20mo	$80,000	$47	42
2805 Mimosa St	0.75mi	4/3.0 (+1)	1,848 (-0%)	16mo	$125,000	$68	38
1112 Boxwood Blvd	0.66mi	3/2.0	2,006 (+8%)	22mo	$184,900	$92	33
1301 S Dixon Dr	0.72mi	3/2.0	1,682 (-9%)	20mo	$189,000	$112	30
1215 Glenwood Rd	0.71mi	3/2.0	2,073 (+12%)	22mo	$250,000	$121	25

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: 52.2%
• Equity multiple: 3.35×
• Total profit: $36,260
• Equity at exit: $8,201

10-year hold

• IRR: 58.2%
• Equity multiple: 7.31×
• Total profit: $97,191
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$288
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $670

Break-even live

Break-even rent $486

Max offer price $55,000

Occupancy floor 45%

Sensitivity live

Price	-10% $701	-5% $685	+0% $670	+5% $654	+10% $639
Rent	-10% $565	-5% $617	+0% $670	+5% $723	+10% $775
Rate	-1.0pp $698	-0.5pp $684	base $670	+0.5pp $656	+1.0pp $641

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2944 10th St Columbus, GA	3.0	1.0	1550	$925	$0.60	14d	1	0.20mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	0.38mi
1097 Bolton Ct Columbus, GA	3.0	2.5	2127	$1,350	$0.63	21d	1	0.47mi
2309 Willard St Columbus, GA	3.0	2.0	1803	$1,700	$0.94	14d	1	0.55mi
3500 Ruben St Columbus, GA	4.0	3.0	2045	$1,295	$0.63	14d	1	0.64mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	44d	1	0.65mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	14d	1	0.74mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	44d	1	0.79mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	14d	1	0.93mi
3775 Steam Mill Rd Columbus, GA	3.0	2.0	1613	$2,100	$1.30	44d	1	0.99mi
3552 Irwin Way Columbus, GA	4.0	2.0	1536	$1,725	$1.12	14d	1	0.99mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	1.04mi
1192 Munro Ave Columbus, GA	3.0	2.0	1711	$1,750	$1.02	44d	1	1.08mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,355	$1.07	14d	6	1.10mi
1706 Wells Dr Columbus, GA	3.0	2.0	1990	$1,850	$0.93	14d	1	1.18mi
2823 Lee St Columbus, GA	4.0	2.0	1328	$1,500	$1.13	21d	1	1.34mi
1401 Coffee Ct Columbus, GA	4.0	1.0	1444	$1,250	$0.87	21d	1	1.37mi
210 Playa Delray Dr Columbus, GA	4.0	2.0	1916	$1,900	$0.99	44d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 41 DOM
2. 2026-06-17
   days on market $55,000 Active 40 DOM
3. 2026-06-16
   days on market $55,000 Active 39 DOM
4. 2026-06-15
   days on market $55,000 Active 38 DOM
5. 2026-06-14
   days on market $55,000 Active 36 DOM
6. 2026-06-13
   days on market $55,000 Active 35 DOM
7. 2026-06-10
   days on market $55,000 Active 33 DOM
8. 2026-06-09
   days on market $55,000 Active 32 DOM
9. 2026-06-08
   days on market $55,000 Active 31 DOM
10. 2026-06-07
    days on market $55,000 Active 30 DOM
11. 2026-06-05
    days on market $55,000 Active 27 DOM
12. 2026-06-03
    days on market $55,000 Active 26 DOM
13. 2026-06-02
    days on market $55,000 Active 25 DOM
14. 2026-06-01
    days on market $55,000 Active 24 DOM
15. 2026-05-31
    days on market $55,000 Active 23 DOM
16. 2026-05-30
    days on market $55,000 Active 22 DOM
17. 2026-05-08
    listed $55,000 Active 856-char remark

    Show marketing remark (844 chars)

    Opportunity knocks at 2918 9th Street in Columbus—this fully gutted property is primed and ready for your next project. Taken down to the studs, this home offers a true blank canvas with major structural work already completed. The layout has been professionally framed for a spacious 3-bedroom, 3-bath design, including two ensuite bedrooms, creating a highly desirable floor plan for resale or rental. A brand-new roof has already been installed, and sheetrock and drywall materials are included with the sale, giving you a valuable head start on finishing the interior. Skip the costly demo phase and jump straight into bringing your vision to life. Whether you're an investor looking for your next flip or a buyer ready to customize from the ground up, this property offers strong upside potential in an established Columbus location.

18. 2026-05-08
    listed $55,000 New 844-char remark

    Show marketing remark (844 chars)

    Opportunity knocks at 2918 9th Street in Columbus—this fully gutted property is primed and ready for your next project. Taken down to the studs, this home offers a true blank canvas with major structural work already completed. The layout has been professionally framed for a spacious 3-bedroom, 3-bath design, including two ensuite bedrooms, creating a highly desirable floor plan for resale or rental. A brand-new roof has already been installed, and sheetrock and drywall materials are included with the sale, giving you a valuable head start on finishing the interior. Skip the costly demo phase and jump straight into bringing your vision to life. Whether you're an investor looking for your next flip or a buyer ready to customize from the ground up, this property offers strong upside potential in an established Columbus location.

19. 2026-05-08
    listed $55,000 Active

    Show marketing remark (844 chars)

    Opportunity knocks at 2918 9th Street in Columbus—this fully gutted property is primed and ready for your next project. Taken down to the studs, this home offers a true blank canvas with major structural work already completed. The layout has been professionally framed for a spacious 3-bedroom, 3-bath design, including two ensuite bedrooms, creating a highly desirable floor plan for resale or rental. A brand-new roof has already been installed, and sheetrock and drywall materials are included with the sale, giving you a valuable head start on finishing the interior. Skip the costly demo phase and jump straight into bringing your vision to life. Whether you're an investor looking for your next flip or a buyer ready to customize from the ground up, this property offers strong upside potential in an established Columbus location.

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $868 · $72/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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,003
• − Mortgage interest: −$3,081
• − Property taxes: −$868
• − Insurance: −$275
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$1,600
• Taxable income: $7,619
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $6,210/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

+0.0% since first listed

3 events — show timeline

• 2026-05-08 Listed $55,000 CBOR
• 2026-05-08 Listed $55,000 FMLS
• 2026-05-08 Listed $55,000 GAMLS

Property tax history

+11.2%/yr

Latest (2025): $868 · +0.0% YoY. Source: county tax records.