3825 Oates Ave · Columbus, GA 31904

$34,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 6 Days on market

Built 1944 2,614 sqft lot Est $60k · 43% 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 +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained property that can be kept as a rental with immediate cash flow or owner occupied. Currently rented at $725 per month. Property is located minutes from downtown Columbus, 185, Veterans Pkwy, and more. Property can only be shown during DD. Property is currently under property management. Please DO NOT disturb the tenants.

Key facts

• 2,614 sq ft lot
• Listed 6 days

🏷️ Possibly a rental listed for sale. The $34,000 price doesn't fit this home's estimated sale value (~$59,616) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $34k).
• Cap rate 24.4% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent is only 18% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $235 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 1944 — 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 $34,000

Questions for the listing agent

1. Built in 1944 — 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: 2.87% ✓
• Cap rate: 24.41%
• Cash-on-cash: 64.72%
• DSCR: 3.88
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $59,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3825 Oates Ave	0.00mi	2/1.0	864 (0%)	0mo	$33,500	$39	100
3978 Young Ave	0.49mi	2/1.0	864 (0%)	3mo	$33,500	$39	75
507 38th St	0.11mi	2/1.0	844 (-2%)	20mo	$58,000	$69	75
1021 Neill Dr	0.38mi	2/1.0	840 (-3%)	4mo	$58,618	$70	74
727 Apex Rd	0.13mi	2/1.0	791 (-8%)	10mo	$42,800	$54	72
4125 Beallwood Ave	0.68mi	2/1.0	862 (-0%)	3mo	$39,000	$45	66
402 Wilton St	0.24mi	2/1.0	917 (+6%)	16mo	$52,089	$57	66
212 47th St	0.66mi	3/1.0 (+1)	864 (0%)	3mo	$60,000	$69	62
4022 3rd Ave	0.28mi	2/2.0	834 (-4%)	20mo	$95,700	$115	60
3018 4th Ave	0.55mi	2/1.0	962 (+11%)	2mo	$22,500	$23	54
511 46th St	0.56mi	2/1.0	912 (+6%)	17mo	$110,000	$121	50
3723 Howard Ave	0.72mi	2/1.0	990 (+15%)	13mo	$108,000	$109	31

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: 63.9%
• Equity multiple: 3.86×
• Total profit: $27,259
• Equity at exit: $5,070

10-year hold

• IRR: 68.4%
• Equity multiple: 7.95×
• Total profit: $66,124
• Equity at exit: $2,940

Cash invested: $9,520 (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: 2.9×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$178
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $513

Break-even live

Break-even rent $327

Max offer price $34,000

Occupancy floor 42%

Sensitivity live

Price	-10% $533	-5% $523	+0% $513	+5% $504	+10% $494
Rent	-10% $436	-5% $475	+0% $513	+5% $552	+10% $591
Rate	-1.0pp $531	-0.5pp $522	base $513	+0.5pp $505	+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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	21d	1	0.20mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	21d	1	0.25mi
4001 3rd Ave Unit A or B Columbus, GA	1.0	1.0	800	$750	$0.94	14d	1	0.31mi
3414 3rd Ave Columbus, GA	1.0	1.0	810	$850	$1.05	21d	1	0.38mi
617 32nd St Columbus, GA	2.0	1.0	600	$650	$1.08	14d	1	0.39mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	14d	1	0.40mi
608 32nd St Columbus, GA	1.0	1.0	644	$650	$1.01	14d	1	0.42mi
1051 43rd St Apt D Columbus, GA	1.0	1.0	600	$750	$1.25	44d	1	0.53mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	44d	1	0.55mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	44d	1	0.75mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	44d	1	0.75mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	44d	1	0.83mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	14d	1	0.86mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	44d	1	0.99mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	44d	1	1.04mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	44d	3	1.10mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	44d	1	1.15mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	14d	1	1.21mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	21d	1	1.21mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	44d	1	1.22mi
2703 17th Ave Unit B Columbus, GA	1.0	1.0	644	$700	$1.09	44d	1	1.23mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	44d	1	1.32mi
2601 Cherokee Ave Unit 2 Columbus, GA	1.0	1.0	750	$750	$1.00	44d	1	1.45mi

Listing history 9 events

1. 2026-03-16
   status Pending
2. 2026-03-10
   listed $34,000 Active
3. 2024-06-26
   historical $695
4. 2024-05-10
   listed $695
5. 2023-12-29
   historical $650
6. 2023-12-13
   listed $650
7. 2022-01-07
   soldstatus $780,000
8. 2019-01-04
   soldstatus $492,500
9. 2010-12-03
   soldstatus $15,000

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $793 · $66/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: $11,727
• − Mortgage interest: −$1,905
• − Property taxes: −$793
• − Insurance: −$170
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$989
• Taxable income: $5,993
• Est. tax owed @ 24.0%: −$1,438
• After-tax cash flow: $4,723/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

+126.7% since first listed

9 events — show timeline

• 2026-03-16 Pending — CBOR
• 2026-03-10 Listed $34,000 CBOR
• 2024-06-26 Rental Removed $695 APPFOLIO
• 2024-05-10 Listed for Rent $695 APPFOLIO
• 2023-12-29 Rental Removed $650 APPFOLIO
• 2023-12-13 Listed for Rent $650 APPFOLIO
• 2022-01-07 Sold (Public Records) $780,000 Public Records
• 2019-01-04 Sold (Public Records) $492,500 Public Records
• 2010-12-03 Sold (Public Records) $15,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $793 · +0.0% YoY. Source: county tax records.