944 Booker Ave · Columbus, GA 31906

$70,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 150 Days on market

Built 1950 $66/sqft · 17% above area Est $60k · 17% over ↓ 7% since listing

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home recently painted inside and outside. Has new kitchen counter tops, new kitchen linoleum, new bathroom vanity, renewed wood flooring in the living room, bedrooms and hall. Has a new metal front door. with a full price offer of $70,000 seller will replace window heat and air units with central heat and air to be paid at closing or credit given at closing. Home is tenant occupied with $850 month rent. Showings will be scheduled only after an accepted offer in the due diligence period.

Key facts

• New kitchen linoleum
• New metal front door
• New bathroom vanity

Tags

• NEW KITCHEN COUNTER TOPS
• NEW KITCHEN LINOLEUM
• NEW BATHROOM VANITY
• RENEWED WOOD FLOORING
• NEW METAL FRONT DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $484 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 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 1950 — 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1950 — 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: 1.52% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.23%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (median comp): $59,639
• List price: $70,000
• Delta: 17.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1043 Vera Dr	0.44mi	3/1.0	1,045 (-2%)	3mo	$62,500	$60	74
2835 Thomas St	0.25mi	2/1.0 (-1)	1,004 (-6%)	5mo	$35,000	$35	69
2822 Colorado St	0.28mi	2/2.0 (-1)	1,120 (+5%)	2mo	$41,000	$37	68
2810 Thomas St	0.32mi	3/2.0	1,161 (+9%)	5mo	$90,000	$78	62
1104 Dunbar Ave	0.34mi	3/1.0	1,213 (+14%)	1mo	$125,000	$103	60
938 Diggs Ave	0.34mi	3/1.0	925 (-13%)	7mo	$48,500	$52	57
2505 Heard St	0.73mi	3/1.0	1,158 (+9%)	2mo	$42,000	$36	50
2429 Bell St	0.63mi	2/1.0 (-1)	966 (-9%)	6mo	$22,142	$23	46
2726 King St	0.46mi	3/2.0	1,212 (+14%)	10mo	$156,000	$129	43
679 Parkchester Dr	0.69mi	2/1.0 (-1)	942 (-12%)	6mo	$22,142	$24	39
3435 Buena Vista Rd	0.71mi	3/2.0	944 (-11%)	6mo	$79,000	$84	39
519 Parkchester Dr	0.68mi	3/2.0	942 (-12%)	8mo	$53,000	$56	39

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: 17.0%
• Equity multiple: 1.70×
• Total profit: $13,773
• Equity at exit: $10,437

10-year hold

• IRR: 26.8%
• Equity multiple: 3.56×
• Total profit: $50,241
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,061 high
• Mortgage (P&I): −$367
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $363

Break-even live

Break-even rent $601

Max offer price $70,000

Occupancy floor 61%

Sensitivity live

Price	-10% $403	-5% $383	+0% $363	+5% $343	+10% $323
Rent	-10% $279	-5% $321	+0% $363	+5% $405	+10% $447
Rate	-1.0pp $398	-0.5pp $381	base $363	+0.5pp $345	+1.0pp $327

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	22d	1	0.05mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	44d	1	0.05mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	44d	1	0.18mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	44d	1	0.40mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	14d	1	0.41mi
3503 Ruben St Columbus, GA	4.0	1.0	1054	$1,100	$1.04	14d	1	0.44mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	0.47mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	22d	1	0.59mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.63mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	14d	1	0.67mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	44d	1	0.69mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	44d	1	0.74mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	14d	1	0.88mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,355	$1.07	14d	6	0.90mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	22d	1	0.93mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	14d	12	1.07mi
1258 Cedar Ave Columbus, GA	2.0	2.0	1220	$1,400	$1.15	44d	1	1.08mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	14d	1	1.11mi
1514 Forest Ave Columbus, GA	2.0	1.5	1128	$840	$0.74	44d	1	1.14mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	14d	1	1.16mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	22d	1	1.23mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	1.23mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	22d	1	1.36mi

Listing history 23 events

1. 2026-06-18
   days on market $70,000 Active 150 DOM
2. 2026-06-17
   days on market $70,000 Active 149 DOM
3. 2026-06-16
   days on market $70,000 Active 148 DOM
4. 2026-06-15
   days on market $70,000 Active 147 DOM
5. 2026-06-14
   days on market $70,000 Active 145 DOM
6. 2026-06-13
   days on market $70,000 Active 144 DOM
7. 2026-06-10
   days on market $70,000 Active 142 DOM
8. 2026-06-09
   days on market $70,000 Active 141 DOM
9. 2026-06-08
   days on market $70,000 Active 140 DOM
10. 2026-06-07
    days on market $70,000 Active 139 DOM
11. 2026-06-05
    days on market $70,000 Active 136 DOM
12. 2026-06-03
    days on market $70,000 Active 135 DOM
13. 2026-06-02
    days on market $70,000 Active 134 DOM
14. 2026-06-01
    days on market $70,000 Active 133 DOM
15. 2026-05-31
    days on market $70,000 Active 132 DOM
16. 2026-05-30
    days on market $70,000 Active 131 DOM
17. 2026-01-20
    listed $70,000 Active 491-char remark

    Show marketing remark (491 chars)

    Home recently painted inside and outside. Has new kitchen counter tops, new kitchen linoleum, new bathroom vanity, renewed wood flooring in the living room, bedrooms and hall. Has a new metal front door. with a full price offer of $70,000 seller will replace window heat and air units with central heat and air to be paid at closing or credit given at closing. Home is tenant occupied with $850 month rent. Showings will be scheduled only after an accepted offer in the due diligence period.

18. 2025-12-25
    historical $850
19. 2025-11-10
    price $850
20. 2025-10-14
    price $900
21. 2025-09-05
    price $875
22. 2025-08-15
    listed $800
23. 2021-03-02
    soldstatus $75,000

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $945 · $79/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: $12,731
• − Mortgage interest: −$3,921
• − Property taxes: −$945
• − Insurance: −$350
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,036
• Taxable income: $3,442
• Est. tax owed @ 24.0%: −$826
• After-tax cash flow: $3,531/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

-6.7% since first listed

7 events — show timeline

• 2026-01-20 Listed $70,000 CBOR
• 2025-12-25 Rental Removed $850 CBOR
• 2025-11-10 Price Changed $850 CBOR
• 2025-10-14 Price Changed $900 CBOR
• 2025-09-05 Price Changed $875 CBOR
• 2025-08-15 Listed for Rent $800 CBOR
• 2021-03-02 Sold (Public Records) $75,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $945 · +0.0% YoY. Source: county tax records.