11 29th St · Columbus, GA 31904

$75,000

3 bd · 1.0 ba · 1,199 sqft · SingleFamily public records · 234 Days on market

Built 1923 $63/sqft · 13% below area Est $86k · 13% 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 +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Renovated 2 bedroom 1 bath in Bibb City, almost ready. New roof, new windows, new HVAC, just need some TLC.

Key facts

• Listed 234 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 (+3.0%/yr); 327 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1923 — 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: 1.56% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.16%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (median comp): $86,107
• List price: $75,000
• Delta: -12.90%
• 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
7 29th St	0.01mi	3/1.0	1,079 (-10%)	1mo	$35,000	$32	82
325 28th St	0.30mi	3/1.0	1,180 (-2%)	4mo	$25,000	$21	80
2902 Bradley Cir	0.05mi	2/1.0 (-1)	1,065 (-11%)	16mo	$51,000	$48	61
3701 4th Ave	0.58mi	3/2.0	1,137 (-5%)	1mo	$178,000	$157	60
2500 5th Ave	0.56mi	3/2.0	1,247 (+4%)	4mo	$219,900	$176	60
103 24th St	0.51mi	2/2.0 (-1)	1,250 (+4%)	10mo	$75,000	$60	52
3602 4th Ave	0.56mi	3/2.0	1,160 (-3%)	16mo	$170,000	$147	51
2104 1st Ave	0.68mi	2/1.0 (-1)	1,120 (-7%)	5mo	$85,000	$76	48
3203 9th Ave	0.75mi	3/1.5	1,170 (-2%)	16mo	$173,000	$148	46
516 Walnut St	0.73mi	3/2.0	1,160 (-3%)	16mo	$80,893	$70	44
3221 Hansen Ave	0.67mi	2/2.0 (-1)	1,296 (+8%)	4mo	$182,000	$140	43
2309 7th Ave	0.70mi	3/1.0	1,088 (-9%)	12mo	$99,900	$92	42

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: 17.5%
• Equity multiple: 1.71×
• Total profit: $14,832
• Equity at exit: $11,183

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $47,814
• Equity at exit: $6,485

Cash invested: $21,000 (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 31904

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$393
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $423

Break-even live

Break-even rent $633

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	13d	1	0.55mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	13d	1	0.55mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	13d	1	0.63mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	43d	1	0.78mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	43d	1	0.78mi
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	21d	1	0.91mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	21d	1	1.00mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	21d	1	1.02mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	21d	1	1.22mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	43d	1	1.25mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	43d	1	1.25mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	21d	1	1.26mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	43d	1	1.32mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	43d	1	1.39mi
1527 11th Ave Columbus, GA	2.0	1.0	850	$1,000	$1.18	21d	1	1.39mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	43d	3	1.39mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	21d	1	1.40mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	13d	1	1.42mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	43d	1	1.42mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	13d	1	1.43mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	43d	1	1.44mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $75,000 Pending 234 DOM
2. 2026-06-10
   days on market $75,000 Active 232 DOM
3. 2026-06-09
   days on market $75,000 Active 231 DOM
4. 2026-06-08
   days on market $75,000 Active 230 DOM
5. 2026-06-07
   days on market $75,000 Active 229 DOM
6. 2026-06-05
   days on market $75,000 Active 226 DOM
7. 2026-06-03
   days on market $75,000 Active 225 DOM
8. 2026-06-02
   days on market $75,000 Active 224 DOM
9. 2026-06-01
   days on market $75,000 Active 223 DOM
10. 2026-05-31
    days on market $75,000 Active 222 DOM
11. 2026-05-30
    days on market $75,000 Active 221 DOM
12. 2026-04-08
    status Active 107-char remark

    Show marketing remark (107 chars)

    Renovated 2 bedroom 1 bath in Bibb City, almost ready. New roof, new windows, new HVAC, just need some TLC.

13. 2026-04-01
    historical 107-char remark

    Show marketing remark (107 chars)

    Renovated 2 bedroom 1 bath in Bibb City, almost ready. New roof, new windows, new HVAC, just need some TLC.

14. 2025-10-14
    listed $75,000 Active 107-char remark

    Show marketing remark (107 chars)

    Renovated 2 bedroom 1 bath in Bibb City, almost ready. New roof, new windows, new HVAC, just need some TLC.

15. 2024-12-30
    historical $780
16. 2024-12-28
    listed $780

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $903 · $75/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 6/10 Major 6 d/yr ≥107°F today · 16 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: $14,015
• − Mortgage interest: −$4,201
• − Property taxes: −$903
• − Insurance: −$375
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,182
• Taxable income: $4,112
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $4,087/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

5 events — show timeline

• 2026-04-08 Relisted — CBOR
• 2026-04-01 Delisted — CBOR
• 2025-10-14 Listed $75,000 CBOR
• 2024-12-30 Rental Removed $780 CONNECTLINX
• 2024-12-28 Listed for Rent $780 CONNECTLINX

Property tax history

+8.2%/yr

Latest (2025): $903 · +0.0% YoY. Source: county tax records.