5130 Thomason Ave · Columbus, GA 31904

$80,000

3 bd · 2.0 ba · 1,630 sqft · SingleFamily public records · 5 Days on market

Built 1964 9,148 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Special! So much potential in this North Columbus home. This 3 bedrooms, 2 bath all brick home is ready for someone to bring it back to life. Open floor plan, large den with fireplace, fenced back yard. This is an as-is sale.

Key facts

• Open floor plan
• Large den
• Fenced back yard

Tags

• ALL BRICK HOME
• OPEN FLOOR PLAN
• LARGE DEN
• FENCED BACK YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story home
• Construction: Brick construction
• Exterior features: Fenced yard; Level lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Fireplace in the family room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.4% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $80,000

Questions for the listing agent

1. Built in 1964 — 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: 1.82% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.83%
• DSCR: 2.28
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $215,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5034 Abbott Ave	0.18mi	3/2.0	1,595 (-2%)	4mo	$239,000	$150	85
766 Crockett Dr	0.23mi	3/1.0	1,650 (+1%)	10mo	$168,000	$102	75
643 Lichfield Rd	0.37mi	3/1.0	1,614 (-1%)	7mo	$178,000	$110	71
5602 Morris Ave	0.60mi	3/2.0	1,646 (+1%)	2mo	$200,000	$122	69
831 53rd St	0.39mi	3/2.0	1,488 (-9%)	1mo	$199,900	$134	67
5407 Maltese Dr	0.51mi	4/2.0 (+1)	1,650 (+1%)	8mo	$212,000	$128	63
5131 11th Ave	0.24mi	3/1.0	1,424 (-13%)	2mo	$42,000	$29	62
919 54th St	0.45mi	3/2.0	1,525 (-6%)	10mo	$230,000	$151	60
5269 Ray Dr	0.44mi	3/2.0	1,763 (+8%)	8mo	$232,500	$132	60
821 Lichfield Road Rd	0.47mi	3/2.0	1,788 (+10%)	8mo	$275,000	$154	55
1016 53rd St	0.30mi	4/2.0 (+1)	1,403 (-14%)	4mo	$202,000	$144	55
5601 Morris Ave	0.58mi	3/2.0	1,400 (-14%)	7mo	$130,000	$93	43

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: 23.3%
• Equity multiple: 1.96×
• Total profit: $21,429
• Equity at exit: $11,928

10-year hold

• IRR: 31.2%
• Equity multiple: 3.82×
• Total profit: $63,273
• Equity at exit: $6,917

Cash invested: $22,400 (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 31904

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$420
• Tax from tax record: −$160 /mo · $1,915/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $538

Break-even live

Break-even rent $775

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $583	-5% $561	+0% $538	+5% $516	+10% $493
Rent	-10% $423	-5% $481	+0% $538	+5% $596	+10% $653
Rate	-1.0pp $578	-0.5pp $558	base $538	+0.5pp $517	+1.0pp $496

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 Coventry Dr Columbus, GA	3.0	2.0	1726	$1,695	$0.98	22d	1	0.73mi
4715 18th Ave Columbus, GA	4.0	2.0	1156	$1,600	$1.38	22d	1	0.79mi
118 Wendell Dr Columbus, GA	4.0	2.0	1490	$1,700	$1.14	44d	1	0.79mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	22d	1	0.81mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	44d	1	0.85mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	14d	1	0.92mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	44d	1	1.13mi
1 Magnolia St Columbus, GA	3.0	2.0	1542	$1,195	$0.77	14d	1	1.15mi
5614 Lorenzo Rd Columbus, GA	2.0	1.0	1112	$950	$0.85	44d	1	1.17mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	14d	1	1.32mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	22d	1	1.35mi
4444 Saint Francis Ave Columbus, GA	3.0	2.0	1525	$1,550	$1.02	14d	1	1.36mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	14d	1	1.36mi
6101 River Rd Columbus, GA	3.0	2.5	1920	$1,895	$0.99	22d	1	1.50mi

Listing history 1 events

1. 2026-05-22
   listed $80,000 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: $1,915 · $160/mo
• Projected year-2 tax: $1,915 · $160/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,478
• − Mortgage interest: −$4,481
• − Property taxes: −$1,915
• − Insurance: −$400
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$2,327
• Taxable income: $5,557
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $5,124/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

• 2026-05-22 Listed $80,000 CBOR

Property tax history

+2.5%/yr

Latest (2025): $1,915 · +0.0% YoY. Source: county tax records.