1033 Britt Ave · Columbus, GA 31906

$115,000

2 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 14 Days on market

Built 1923 8,276 sqft lot Est $125k · 8% 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 +24.7/30.0
• ARV discount +11.1/15.0
• DSCR +8.0/10.0
• 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 MLS

This well maintained Charming Midtown home gives all the mid-century vibes!!! The hard work has been done with newer roofing, plumbing, wiring, and even siding!!! Customize this charmer with your own personal style! In addition to 2 bedrooms and 1.5 baths, enjoy the Butler’s Pantry, Sunroom, Patio, Office Space, and 2-Car Garage w/ Barn Doors!!! Not to mention, for investors... it can be converted as a duplex!!!!! See for yourself; its amazing features and convenient location!

Key facts

• Spacious kitchen
• Bonus room
• Sunroom

Tags

• SUNROOM
• HARDWOOD FLOORS
• HIGH CEILINGS
• BONUS ROOM
• SPACIOUS KITCHEN
• LARGE LAUNDRY ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding
• Exterior features: Screened porch/patio; Corner lot; Level lot

Interior

• Kitchen: Electric range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Electric range; Fireplace (3 total)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.8% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% 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 $795 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1923 — 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: 1.08% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $124,894
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2222 13th St	0.40mi	3/2.0 (+1)	1,632 (+1%)	2mo	$125,000	$77	74
2617 7th St	0.66mi	2/2.5	1,625 (+0%)	2mo	$83,500	$51	66
1054 Lawyers Ln	0.38mi	3/2.0 (+1)	1,528 (-6%)	5mo	$169,900	$111	64
1040 Ada Ave	0.30mi	3/2.0 (+1)	1,492 (-8%)	6mo	$60,000	$40	63
1417 W Dinglewood Dr	0.74mi	2/2.0	1,596 (-2%)	1mo	$125,000	$78	62
1241 Gurr Ave	0.44mi	3/2.0 (+1)	1,740 (+7%)	1mo	$120,000	$69	62
2815 Schaul St	0.61mi	3/2.0 (+1)	1,522 (-6%)	1mo	$169,000	$111	55
2227 15th St	0.54mi	3/1.0 (+1)	1,534 (-5%)	7mo	$195,000	$127	51
1503 Crest Dr	0.68mi	3/2.0 (+1)	1,702 (+5%)	6mo	$259,000	$152	50
2416 Amos St	0.53mi	3/1.0 (+1)	1,421 (-12%)	3mo	$56,000	$39	44
2716 Marion St	0.53mi	3/1.5 (+1)	1,414 (-13%)	4mo	$80,000	$57	43
2911 Thomas St	0.68mi	3/2.0 (+1)	1,400 (-14%)	4mo	$35,000	$25	37

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,023
• Equity at exit: $17,147

10-year hold

• IRR: 10.6%
• Equity multiple: 1.89×
• Total profit: $28,653
• Equity at exit: $9,943

Cash invested: $32,200 (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: $1,246 high
• Mortgage (P&I): −$603
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $240

Break-even live

Break-even rent $942

Max offer price $115,000

Occupancy floor 76%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	43d	1	0.17mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	13d	1	0.29mi
1192 Munro Ave Columbus, GA	3.0	2.0	1711	$1,750	$1.02	43d	1	0.30mi
1258 Cedar Ave Columbus, GA	2.0	2.0	1220	$1,400	$1.15	43d	1	0.34mi
2309 Willard St Columbus, GA	3.0	2.0	1803	$1,700	$0.94	13d	1	0.36mi
1514 Forest Ave Columbus, GA	2.0	1.5	1128	$840	$0.74	43d	1	0.56mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	43d	1	0.64mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	13d	1	0.67mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	13d	1	0.68mi
2944 10th St Columbus, GA	3.0	1.0	1550	$925	$0.60	13d	1	0.75mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	43d	1	0.76mi
1097 Bolton Ct Columbus, GA	3.0	2.5	2127	$1,350	$0.63	20d	1	0.83mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	20d	1	0.84mi
1706 Wells Dr Columbus, GA	3.0	2.0	1990	$1,850	$0.93	13d	1	0.94mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	43d	1	1.04mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	13d	1	1.17mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	20d	1	1.37mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,255	$0.99	13d	6	1.41mi

Listing history 15 events

1. 2026-06-03
   status $115,000 Pending 14 DOM
2. 2026-06-02
   days on market $115,000 Active 14 DOM
3. 2026-06-01
   days on market $115,000 Active 13 DOM
4. 2026-05-31
   days on market $115,000 Active 12 DOM
5. 2026-05-30
   days on market $115,000 Active 11 DOM
6. 2026-05-19
   listed $115,000 Active
7. 2025-06-23
   price $105,000
8. 2025-04-25
   price $110,000
9. 2021-05-24
   soldstatus $65,000 Sold 488-char remark

   Show marketing remark (488 chars)

   This well maintained Charming Midtown home gives all the mid-century vibes!!! The hard work has been done with newer roofing, plumbing, wiring, and even siding!!! Customize this charmer with your own personal style! In addition to 2 bedrooms and 1.5 baths, enjoy the Butler’s Pantry, Sunroom, Patio, Office Space, and 2-Car Garage w/ Barn Doors!!! Not to mention, for investors... it can be converted as a duplex!!!!! See for yourself; its amazing features and convenient location!

10. 2021-05-24
    soldstatus $65,000

    Show marketing remark (488 chars)

    This well maintained Charming Midtown home gives all the mid-century vibes!!! The hard work has been done with newer roofing, plumbing, wiring, and even siding!!! Customize this charmer with your own personal style! In addition to 2 bedrooms and 1.5 baths, enjoy the Butler’s Pantry, Sunroom, Patio, Office Space, and 2-Car Garage w/ Barn Doors!!! Not to mention, for investors... it can be converted as a duplex!!!!! See for yourself; its amazing features and convenient location!

11. 2021-05-19
    soldstatus $65,000
12. 2021-04-27
    status Under Contract 488-char remark

    Show marketing remark (488 chars)

    This well maintained Charming Midtown home gives all the mid-century vibes!!! The hard work has been done with newer roofing, plumbing, wiring, and even siding!!! Customize this charmer with your own personal style! In addition to 2 bedrooms and 1.5 baths, enjoy the Butler’s Pantry, Sunroom, Patio, Office Space, and 2-Car Garage w/ Barn Doors!!! Not to mention, for investors... it can be converted as a duplex!!!!! See for yourself; its amazing features and convenient location!

13. 2021-04-19
    price $74,500 488-char remark

    Show marketing remark (488 chars)

    This well maintained Charming Midtown home gives all the mid-century vibes!!! The hard work has been done with newer roofing, plumbing, wiring, and even siding!!! Customize this charmer with your own personal style! In addition to 2 bedrooms and 1.5 baths, enjoy the Butler’s Pantry, Sunroom, Patio, Office Space, and 2-Car Garage w/ Barn Doors!!! Not to mention, for investors... it can be converted as a duplex!!!!! See for yourself; its amazing features and convenient location!

14. 2021-01-15
    listed $70,000 Active 488-char remark

    Show marketing remark (488 chars)

    This well maintained Charming Midtown home gives all the mid-century vibes!!! The hard work has been done with newer roofing, plumbing, wiring, and even siding!!! Customize this charmer with your own personal style! In addition to 2 bedrooms and 1.5 baths, enjoy the Butler’s Pantry, Sunroom, Patio, Office Space, and 2-Car Garage w/ Barn Doors!!! Not to mention, for investors... it can be converted as a duplex!!!!! See for yourself; its amazing features and convenient location!

15. 2021-01-15
    listed $74,500

    Show marketing remark (488 chars)

    This well maintained Charming Midtown home gives all the mid-century vibes!!! The hard work has been done with newer roofing, plumbing, wiring, and even siding!!! Customize this charmer with your own personal style! In addition to 2 bedrooms and 1.5 baths, enjoy the Butler’s Pantry, Sunroom, Patio, Office Space, and 2-Car Garage w/ Barn Doors!!! Not to mention, for investors... it can be converted as a duplex!!!!! See for yourself; its amazing features and convenient 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: $1,114 · $93/mo
• Projected year-2 tax: $1,114 · $93/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 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,948
• − Mortgage interest: −$6,442
• − Property taxes: −$1,114
• − Insurance: −$575
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,345
• Taxable income: $1,080
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,624/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

+64.3% since first listed

10 events — show timeline

• 2026-05-19 Listed $115,000 CBOR
• 2025-06-23 Price Changed $105,000 CBOR
• 2025-04-25 Price Changed $110,000 CBOR
• 2021-05-24 Sold (Public Records) $65,000 Public Records
• 2021-05-24 Sold (MLS) $65,000 GAMLS
• 2021-05-19 Sold (MLS) $65,000 CBOR
• 2021-04-27 Pending — GAMLS
• 2021-04-19 Price Changed $74,500 GAMLS
• 2021-01-15 Listed $74,500 CBOR
• 2021-01-15 Listed $70,000 GAMLS

Property tax history

+53.5%/yr

Latest (2025): $1,114 · +0.1% YoY. Source: county tax records.