527 Fulton Ave · Columbus, GA 31906

$60,000

3 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 41 Days on market

Built 1947 9,147 sqft lot $58/sqft · 40% above area Est $69k · 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 +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special, great fixer upper, Rent can be 700-800 per month depending on rehab. Lot also have a one garage apartment in the back , with driveway passage. Rehab and rent apartment for about 400 - 500 per month. So you can get a joint rental income of 1000+ from this deal after rehab. won't last long. see pics not alot of work needed as other properties sold in the market for rehab. MOTIVATED SELLER. BEST OFFER CARRIES

Key facts

• Roof and hvac system
• Long-standing tenant
• Cash flow

Tags

• BUILT-IN INCOME POTENTIAL
• TENANT-OCCUPIED
• LONG-STANDING TENANT
• CASH FLOW
• ROOF AND HVAC SYSTEM

Property features AI

Finance

• Other: Located in Wynnton Park subdivision; Public records used for living area and lot size
• HOA & community: No association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Natural gas available; Electricity available
• Home design: Single-family residence; House; Resale property; Built in 1947; One story
• Construction: Wood siding; Composition roof; Public electricity on property
• Exterior features: City lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One-level living; Crawl space basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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+, crime F, commute 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.
• Zoned schools: Davis Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 321 students, 97% FRL); Baker Middle School (math 2% / reading 9%, grade F, #461 of 470 statewide, top 98%, 588 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 26% district-wide (-19 pts) — the specific schools serving this property underperform the Muscogee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 118 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $415 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $60k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.79% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.86%
• DSCR: 2.33
• GRM: 4.6

CMA / ARV

• ARV (median comp): $68,945
• List price: $60,000
• Delta: -12.97%
• 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
607 Brown Ave	0.23mi	3/1.5	1,047 (+2%)	5mo	$63,000	$60	81
2534 Cole St	0.17mi	3/2.0	1,094 (+6%)	0mo	$90,000	$82	77
2505 Heard St	0.19mi	3/1.0	1,158 (+12%)	2mo	$42,000	$36	69
2517 Garden Dr	0.57mi	2/— (-1)	1,004 (-2%)	3mo	$38,000	$38	62
2305 8th St	0.35mi	3/1.0	1,108 (+8%)	14mo	$127,000	$115	60
2835 Thomas St	0.70mi	2/1.0 (-1)	1,004 (-2%)	5mo	$35,000	$35	54
481 N Harold St	0.64mi	2/1.0 (-1)	960 (-7%)	2mo	$50,000	$52	52
427 Bernard Dr	0.60mi	2/1.0 (-1)	981 (-5%)	9mo	$65,500	$67	52
400 29th Ave Lot 23	0.75mi	3/2.0	1,024 (-1%)	11mo	$17,000	$17	51
2429 Bell St	0.72mi	2/1.0 (-1)	966 (-6%)	6mo	$22,142	$23	46
2822 Colorado St	0.71mi	2/2.0 (-1)	1,120 (+9%)	2mo	$41,000	$37	42
2810 Thomas St	0.64mi	3/2.0	1,161 (+13%)	5mo	$90,000	$78	41

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: 26.5%
• Equity multiple: 2.13×
• Total profit: $18,934
• Equity at exit: $8,946

10-year hold

• IRR: 35.3%
• Equity multiple: 4.54×
• Total profit: $59,428
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,077 high
• Mortgage (P&I): −$315
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $418

Break-even live

Break-even rent $548

Max offer price $60,000

Occupancy floor 56%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	21d	1	0.18mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	0.40mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	13d	1	0.57mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	43d	1	0.58mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	0.62mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	43d	1	0.67mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	43d	1	0.71mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	43d	1	0.78mi
1401 Coffee Ct Columbus, GA	4.0	1.0	1444	$1,250	$0.87	21d	1	0.84mi
2823 Lee St Columbus, GA	4.0	2.0	1328	$1,500	$1.13	21d	1	0.94mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	43d	1	0.94mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	0.98mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	43d	1	0.98mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	13d	1	1.00mi
1258 Cedar Ave Columbus, GA	2.0	2.0	1220	$1,400	$1.15	43d	1	1.10mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	43d	1	1.11mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	43d	1	1.17mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	13d	1	1.20mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	13d	1	1.22mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$1,099	$1.00	13d	8	1.25mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	43d	1	1.30mi
1021 Adair Ave Unit 12 Columbus, GA	2.0	1.0	890	$1,050	$1.18	13d	1	1.31mi
1514 Forest Ave Columbus, GA	2.0	1.5	1128	$840	$0.74	43d	1	1.32mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	13d	1	1.33mi
3503 Ruben St Columbus, GA	4.0	1.0	1054	$1,100	$1.04	13d	1	1.38mi
1033 Martin Luther King Junior Blvd Columbus, GA	2.0	1.0	935	$1,000	$1.07	13d	3	1.38mi

Listing history 18 events

1. 2026-06-18
   days on market $60,000 Active 41 DOM
2. 2026-06-17
   days on market $60,000 Active 40 DOM
3. 2026-06-16
   days on market $60,000 Active 39 DOM
4. 2026-06-15
   days on market $60,000 Active 38 DOM
5. 2026-06-14
   days on market $60,000 Active 36 DOM
6. 2026-06-13
   statusdays on market $60,000 Active 35 DOM
7. 2026-06-10
   days on market $60,000 Price Change 33 DOM
8. 2026-06-09
   pricestatusdays on market $60,000 Price Change 32 DOM
9. 2026-06-08
   days on market $65,000 Active 31 DOM
10. 2026-06-07
    statusdays on market $65,000 Active 30 DOM
11. 2026-06-05
    days on market $65,000 Price Change 27 DOM
12. 2026-06-03
    pricestatusdays on market $65,000 Price Change 26 DOM
13. 2026-06-02
    days on market $72,000 Active 25 DOM
14. 2026-06-01
    days on market $72,000 Active 24 DOM
15. 2026-05-31
    days on market $72,000 Active 23 DOM
16. 2026-05-30
    days on market $72,000 Active 22 DOM
17. 2026-05-08
    listed $72,500 New 661-char remark
18. 2018-11-21
    soldstatus $16,000 427-char remark

    Show marketing remark (427 chars)

    Investor special, great fixer upper, Rent can be 700-800 per month depending on rehab. Lot also have a one garage apartment in the back , with driveway passage. Rehab and rent apartment for about 400 - 500 per month. So you can get a joint rental income of 1000+ from this deal after rehab. won't last long. see pics not alot of work needed as other properties sold in the market for rehab. MOTIVATED SELLER. BEST OFFER CARRIES

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $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: $12,920
• − Mortgage interest: −$3,361
• − Property taxes: −$1,115
• − Insurance: −$300
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,745
• Taxable income: $4,331
• Est. tax owed @ 24.0%: −$1,040
• After-tax cash flow: $3,976/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

+275.0% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $60,000 GAMLS
• 2026-06-03 Price Changed $65,000 GAMLS
• 2026-05-19 Price Changed $72,000 GAMLS
• 2026-05-08 Listed $72,500 GAMLS
• 2018-11-21 Sold (MLS) $16,000 GAMLS

Property tax history

+5.3%/yr

Latest (2025): $1,115 · +0.0% YoY. Source: county tax records.