5452 Gettysburg Way · Columbus, GA 31907

$160,000

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 162 Days on market

Built 1974 0.26 ac lot $106/sqft · 12% below area Est $182k · 12% 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 +25.4/30.0
• ARV discount +13.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• 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

Welcome to 5452 Gettysburg Way, a beautiful home in a convenient Columbus location offering comfort, space, and everyday livability. This inviting property features a NEW ROOF as well as a VERY YOUNG HVAC SYSTEM and plenty of additional upgrades. The residence also features a thoughtful floor plan with generous living areas, abundant natural light, and a seamless flow between spaces ideal for both relaxing and entertaining. The kitchen opens to the main living area, creating an easy gathering space for family and friends. The primary suite offers a private retreat with an en-suite bath and ample closet space, while additional bedrooms provide flexibility for guests, a home office, or family members. Enjoy peaceful mornings or evening relaxation in the backyard, perfect for grilling, gardening, or simply unwinding. Located close to shopping, dining, and Fort Moore, this home combines convenience with comfort, making it an excellent place to call home. Schedule your private tour today!

Key facts

• Young hvac system
• Ample closet space
• Backyard

Tags

• NEW ROOF
• YOUNG HVAC SYSTEM
• ABUNDANT NATURAL LIGHT
• AMPLE CLOSET SPACE
• BACKYARD
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 256 active listings in the ZIP; 6 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).
• This rent runs 41% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1974 — 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: 1.17% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $182,154
• List price: $160,000
• Delta: -12.16%
• 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
5210 Verdun Ct	0.32mi	3/2.0	1,450 (-4%)	2mo	$187,400	$129	77
5713 Germantown Rd	0.36mi	3/2.0	1,534 (+2%)	8mo	$160,000	$104	74
1238 Brandywine Dr	0.15mi	3/2.0	1,675 (+11%)	2mo	$112,500	$67	73
906 Bunker Hill Rd	0.44mi	3/2.0	1,496 (-1%)	7mo	$189,000	$126	72
5234 St. Marys Rd	0.45mi	3/2.0	1,520 (+1%)	7mo	$179,900	$118	72
5728 Lexington Dr	0.51mi	3/2.0	1,545 (+2%)	2mo	$211,000	$137	70
5301 Roundabout Dr	0.49mi	3/2.0	1,539 (+2%)	8mo	$219,900	$143	67
1106 Antietam Ct	0.31mi	4/2.5 (+1)	1,688 (+12%)	2mo	$265,000	$157	57
1104 Antietam Ct	0.31mi	2/2.5 (-1)	1,688 (+12%)	2mo	$265,000	$157	57
1108 Antietam Ct	0.34mi	4/2.5 (+1)	1,688 (+12%)	2mo	$265,000	$157	56
1426 Kings Mountain Rd	0.43mi	3/2.0	1,332 (-12%)	9mo	$158,000	$119	53
4939 SE Aaron Dr	0.57mi	4/2.0 (+1)	1,700 (+13%)	1mo	$204,000	$120	46

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,139
• Equity at exit: $23,857

10-year hold

• IRR: 12.1%
• Equity multiple: 2.03×
• Total profit: $46,315
• Equity at exit: $13,834

Cash invested: $44,800 (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 31907

• Rents YoY: 4.8%
• Active inventory: 256
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$839
• Tax from tax record: −$205 /mo · $2,466/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $370

Break-even live

Break-even rent $1,407

Max offer price $160,000

Occupancy floor 75%

Sensitivity live

Price	-10% $460	-5% $415	+0% $370	+5% $324	+10% $279
Rent	-10% $222	-5% $296	+0% $370	+5% $444	+10% $518
Rate	-1.0pp $450	-0.5pp $410	base $370	+0.5pp $328	+1.0pp $286

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 Freedom Ridge Dr Columbus, GA	4.0	2.0	1900	$1,800	$0.95	14d	1	0.25mi
1341 Bunker Ridge Ln Unit 1-4 Columbus, GA	4.0	2.0	1704	$3,095	$1.82	44d	1	0.41mi
5727 Lexington Dr Columbus, GA	4.0	2.0	1785	$1,900	$1.06	44d	1	0.47mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	22d	1	0.91mi
5020 Shirley Ann Dr Columbus, GA	4.0	2.5	1395	$1,550	$1.11	14d	1	1.34mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	22d	1	1.41mi

Listing history 21 events

1. 2026-06-18
   days on market $160,000 Active 162 DOM
2. 2026-06-17
   days on market $160,000 Active 161 DOM
3. 2026-06-16
   days on market $160,000 Active 160 DOM
4. 2026-06-15
   days on market $160,000 Active 159 DOM
5. 2026-06-14
   days on market $160,000 Active 157 DOM
6. 2026-06-13
   days on market $160,000 Active 156 DOM
7. 2026-06-10
   days on market $160,000 Active 154 DOM
8. 2026-06-09
   days on market $160,000 Active 153 DOM
9. 2026-06-08
   days on market $160,000 Active 152 DOM
10. 2026-06-07
    days on market $160,000 Active 151 DOM
11. 2026-06-05
    days on market $160,000 Active 148 DOM
12. 2026-06-03
    days on market $160,000 Active 147 DOM
13. 2026-06-02
    days on market $160,000 Active 146 DOM
14. 2026-06-01
    days on market $160,000 Active 145 DOM
15. 2026-05-31
    days on market $160,000 Active 144 DOM
16. 2026-05-30
    days on market $160,000 Active 143 DOM
17. 2026-01-07
    listed $160,000 Active 998-char remark

    Show marketing remark (998 chars)

    Welcome to 5452 Gettysburg Way, a beautiful home in a convenient Columbus location offering comfort, space, and everyday livability. This inviting property features a NEW ROOF as well as a VERY YOUNG HVAC SYSTEM and plenty of additional upgrades. The residence also features a thoughtful floor plan with generous living areas, abundant natural light, and a seamless flow between spaces ideal for both relaxing and entertaining. The kitchen opens to the main living area, creating an easy gathering space for family and friends. The primary suite offers a private retreat with an en-suite bath and ample closet space, while additional bedrooms provide flexibility for guests, a home office, or family members. Enjoy peaceful mornings or evening relaxation in the backyard, perfect for grilling, gardening, or simply unwinding. Located close to shopping, dining, and Fort Moore, this home combines convenience with comfort, making it an excellent place to call home. Schedule your private tour today!

18. 2022-02-07
    price $1,150
19. 2021-12-16
    soldstatus $129,900
20. 2021-12-14
    soldstatus $129,000
21. 2021-11-17
    listed $129,900

ⓘ 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: $2,466 · $205/mo
• Projected year-2 tax: $2,466 · $205/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,493
• − Mortgage interest: −$8,962
• − Property taxes: −$2,466
• − Insurance: −$800
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$4,655
• Taxable income: $2,011
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $3,952/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): 59,110
• Household income: $54,453
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2138.0

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 22% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -125.88%
• Current HPI: 151.74
• 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

+23.2% since first listed

5 events — show timeline

• 2026-01-07 Listed $160,000 CBOR
• 2022-02-07 Price Changed $1,150 RENT.
• 2021-12-16 Sold (Public Records) $129,900 Public Records
• 2021-12-14 Sold (MLS) $129,000 CBOR
• 2021-11-17 Listed $129,900 CBOR

Property tax history

+7.5%/yr

Latest (2025): $2,466 · -3.1% YoY. Source: county tax records.