1031 Enoch Dr · Columbus, GA 31906

$87,000

4 bd · 2.0 ba · 1,425 sqft · SingleFamily public records · 1 Days on market

Built 1959 6,969 sqft lot Est $145k · 40% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Investment opportunity or future primary residence! Welcome to 1031 Enoch Drive in Columbus, offered at $87,500. This 4-bedroom, 2-bathroom home features approximately 1,425 square feet of living space and presents a strong opportunity for both investors and owner-occupants. The property is currently tenant-occupied with a long-term tenant of 7 years, providing consistent rental history and immediate income potential. Investors can continue operating as a rental, while future homeowners may have the option to occupy at a later date. Whether you're looking to expand your portfolio or secure an affordable home with upside potential, this property offers flexibility and value. Schedule your sh

Key facts

• 6,969 sq ft lot
• Built 1959

Property features AI

Finance

• Other: Located in the Carver Plaza subdivision; Address: 1031 Enoch Drive, Columbus, GA 31906
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-family residence; House; Resale property
• Construction: Built in 1959; Brick construction; Composition roof; Above-grade finished area reported
• Exterior features: City lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Den; Crawl space basement; Fireplace (1)
• Laundry & utility: Laundry in hall

🏷️ Possibly a rental listed for sale. The $87,000 price doesn't fit this home's estimated sale value (~$145,350) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Cap rate 11.7% 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); Richards Middle School (math 45% / reading 59%, grade C+, #60 of 470 statewide, top 13%, 819 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 118 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• 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 $601 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,000

Questions for the listing agent

1. Built in 1959 — 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: 1.44% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.39%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $145,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1031 Enoch Dr	0.00mi	4/2.0	1,425 (0%)	0mo	$73,000	$51	100
3415 Terminal St	0.27mi	3/1.5 (-1)	1,353 (-5%)	5mo	$66,200	$49	67
3122 Glenwood Dr	0.42mi	4/2.0	1,523 (+7%)	2mo	$159,900	$105	67
2911 Thomas St	0.66mi	3/2.0 (-1)	1,400 (-2%)	4mo	$35,000	$25	58
4327 Kenesaw Dr	0.70mi	3/2.0 (-1)	1,421 (-0%)	8mo	$145,000	$102	55
554 Claradon Ave	0.73mi	3/2.0 (-1)	1,470 (+3%)	2mo	$110,000	$75	54
1081 Rigdon Rd	0.59mi	3/1.0 (-1)	1,342 (-6%)	2mo	$65,000	$48	52
1232 Alta Vis	0.61mi	3/2.0 (-1)	1,322 (-7%)	3mo	$205,000	$155	52
2927 8th St	0.68mi	3/2.0 (-1)	1,525 (+7%)	2mo	$185,000	$121	50
3107 Melrose Dr	0.55mi	3/2.0 (-1)	1,524 (+7%)	10mo	$140,000	$92	49
1104 Dunbar Ave	0.43mi	3/1.0 (-1)	1,213 (-15%)	1mo	$125,000	$103	45
2907 8th St	0.73mi	3/2.0 (-1)	1,236 (-13%)	11mo	$137,500	$111	30

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: 13.4%
• Equity multiple: 1.55×
• Total profit: $13,322
• Equity at exit: $12,972

10-year hold

• IRR: 23.6%
• Equity multiple: 3.21×
• Total profit: $53,900
• Equity at exit: $7,522

Cash invested: $24,360 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$456
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $394

Break-even live

Break-even rent $756

Max offer price $87,000

Occupancy floor 64%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3503 Ruben St Columbus, GA	4.0	1.0	1054	$1,100	$1.04	14d	1	0.08mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	44d	1	0.26mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	0.39mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	44d	1	0.39mi
3122 Baldwin St Columbus, GA	5.0	2.0	1780	$1,500	$0.84	21d	1	0.48mi
2944 10th St Columbus, GA	3.0	1.0	1550	$925	$0.60	14d	1	0.56mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,355	$1.07	14d	6	0.67mi
3775 Steam Mill Rd Columbus, GA	3.0	2.0	1613	$2,100	$1.30	44d	1	0.67mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	14d	12	0.77mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	44d	1	0.83mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	44d	1	0.83mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.84mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	14d	1	0.85mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	21d	1	0.95mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	0.98mi
3552 Irwin Way Columbus, GA	4.0	2.0	1536	$1,725	$1.12	14d	1	1.01mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	44d	1	1.12mi
2309 Willard St Columbus, GA	3.0	2.0	1803	$1,700	$0.94	14d	1	1.16mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	21d	1	1.28mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	14d	1	1.29mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	21d	1	1.32mi
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	44d	1	1.44mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	44d	1	1.48mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	14d	1	1.49mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	44d	1	1.50mi

Listing history 2 events

1. 2026-05-01
   status Under Contract
2. 2026-04-30
   listed $87,000 New

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 76% 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: $15,049
• − Mortgage interest: −$4,873
• − Property taxes: −$1,256
• − Insurance: −$435
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,531
• Taxable income: $3,546
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $3,872/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

2 events — show timeline

• 2026-05-01 Pending — GAMLS
• 2026-04-30 Listed $87,000 GAMLS

Property tax history

+4.7%/yr

Latest (2025): $1,256 · -0.0% YoY. Source: county tax records.