2871 Barbara Rd · Columbus, GA 31907

$159,800

3 bd · 1.5 ba · 1,254 sqft · SingleFamily public records · 19 Days on market

Built 1946 0.44 ac lot Est $122k · 31% over

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Why this score? — see what drove the D- 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 +16.6/30.0
• DSCR +5.1/10.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• 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

The roof leaks, the floor groans, and the draft has main-character energy, but this three-bedroom, one-and-a-half-bath home is VERY “open concept. ” By that, we mean the outside has decided to come inside, courtesy of a few truly committed broken windows. Ever dreamed of owning a house that comes exactly as it is, no extras, no frills, no surprises beyond the obvious ones? How about a foundation that's also exploring distance in the relationship? Congratulations. This property offers both. 2871 Barbara Drive is not here to catfish you. She is a true fixer. There is no “just needs a little TLC” happening. She needs commitment, tools, a budget, and possibly a prayer circle. But for the brave, the handy, and the visionary, this is a rare opportunity to turn a disaster into a “you won't believe the before pictures” success story. Inside, you'll find floors with strong opinions, walls that have definitely seen things, and spaces begging to be reimagined from the studs up. The kitchen exists, the bedrooms are technically bedrooms, and the half bath is doing its best. The real star is the large, deep backyard—shockingly good compared to the house. There's room for gardens, dogs, chickens, fire pits, or simply a quiet spot to stand and question your life choices after closing. Perfect for investors, seasoned DIYers, and anyone who's ever said “oh, I can fix that” out loud and meant it. Priced for what it is and what it could be, not what it wishes it were on Instagram. Bring boots. And imagination. And maybe your contractor.

Key facts

• New gas water heater
• Renovated kitchen
• Granite countertops

Tags

• RENOVATED KITCHEN
• WHITE SHAKER STYLE CABINETRY
• GRANITE COUNTERTOPS
• NEW ARCHITECTURAL SHINGLE ROOF
• NEW HVAC SYSTEM
• NEW GAS WATER HEATER

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Single-story
• Construction: Brick construction
• Exterior features: Fenced yard; Level lot; Outbuilding

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fans
• Interior features: Walk-in closets; Disposal
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (18.4% below list).
• Recommended offer: $130k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Reese Road Leadership Academy (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 387 students, 97% FRL); Fort Middle School (math 11% / reading 22%, grade F, #388 of 470 statewide, top 83%, 511 students, 97% FRL); Hardaway High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 1,184 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 12% at this address vs 26% district-wide (-14 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); 274 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $57k; list at $160k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,352 (18.4% below list)

Questions for the listing agent

1. Built in 1946 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $121,638
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2871 Barbara Rd	0.00mi	3/1.5	1,254 (0%)	4mo	$57,000	$45	97
4317 Byron St	0.11mi	4/2.0 (+1)	1,340 (+7%)	4mo	$130,000	$97	73
2973 Grant Rd	0.29mi	2/1.0 (-1)	1,212 (-3%)	2mo	$100,000	$83	72
2713 Hilyer Dr	0.47mi	3/2.0	1,288 (+3%)	5mo	$165,000	$128	68
4312 Old Macon Rd #43	0.37mi	3/1.5	1,350 (+8%)	4mo	$69,000	$51	66
4312 Old Macon Rd #24	0.37mi	3/1.5	1,350 (+8%)	6mo	$72,500	$54	65
4232 Old Macon Rd	0.36mi	3/2.0	1,166 (-7%)	8mo	$159,000	$136	63
2371 Agnes Dr	0.56mi	3/1.0	1,238 (-1%)	10mo	$135,000	$109	62
4332 Fay Dr	0.53mi	3/1.0	1,206 (-4%)	6mo	$123,000	$102	62
4312 Old Macon Rd #46	0.37mi	2/1.5 (-1)	1,120 (-11%)	4mo	$60,000	$54	56
4201 Forrest Rd	0.73mi	3/2.0	1,332 (+6%)	3mo	$135,000	$101	51
4120 Fairview Dr	0.63mi	3/2.0	1,406 (+12%)	4mo	$96,000	$68	45

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: -10.5%
• Equity multiple: 0.61×
• Total profit: $-17,415
• Equity at exit: $23,827

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,739
• Equity at exit: $13,817

Cash invested: $44,744 (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: 274
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$838
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $96

Break-even live

Break-even rent $1,182

Max offer price $159,800

Occupancy floor 88%

Sensitivity live

Price	-10% $187	-5% $142	+0% $96	+5% $51	+10% $-185
Rent	-10% $-7	-5% $45	+0% $96	+5% $148	+10% $199
Rate	-1.0pp $177	-0.5pp $137	base $96	+0.5pp $55	+1.0pp $13

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: $39,950
• Closing costs: $4,794
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4312 Old Macon Rd #42 Columbus, GA	2.0	1.5	1120	$1,100	$0.98	23d	1	0.40mi
3930 Fairview Dr Columbus, GA	2.0	1.0	1104	$1,350	$1.22	45d	1	0.48mi
4254 Fort St Columbus, GA	2.0	1.0	961	$900	$0.94	46d	1	0.56mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	23d	1	0.60mi
4478 Lapaloma Dr Columbus, GA	3.0	2.5	1787	$1,550	$0.87	23d	1	0.61mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	45d	1	0.65mi
3853 Rockdale Dr Columbus, GA	4.0	2.0	1648	$1,650	$1.00	45d	1	0.66mi
3931 Dexter Dr Columbus, GA	2.0	1.0	1156	$850	$0.74	23d	1	0.72mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	23d	1	0.74mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	15d	1	0.79mi
4100 King Arthur Pl Columbus, GA	3.0	2.0	1701	$1,650	$0.97	15d	1	0.88mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	45d	1	0.93mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	23d	1	0.93mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	23d	1	0.94mi
4221 Bonnie Dr Columbus, GA	3.0	2.0	1700	$1,750	$1.03	23d	1	0.96mi
3828 Anglin Ct Columbus, GA	3.0	2.0	1477	$1,700	$1.15	23d	1	0.98mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	45d	1	1.10mi
3828 Reese Rd Columbus, GA	3.0	2.0	1107	$2,450	$2.21	45d	1	1.11mi
4419 Anglin Rd Columbus, GA	3.0	2.0	1039	$1,650	$1.59	15d	1	1.15mi
3111 Avon Dr Columbus, GA	2.0	1.5	1116	$1,100	$0.99	15d	1	1.15mi
3110 College Ave Columbus, GA	4.0	1.5	1604	$1,875	$1.17	23d	1	1.20mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	45d	1	1.26mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	23d	1	1.29mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	15d	1	1.30mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	23d	1	1.36mi
4845 Burt Mar Dr Unit G1 Columbus, GA	2.0	2.0	1060	$805	$0.76	45d	1	1.38mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	15d	1	1.42mi
3227 Urban Ave Columbus, GA	3.0	1.0	1332	$975	$0.73	23d	1	1.42mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	23d	1	1.46mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	23d	1	1.46mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	45d	1	1.50mi

Listing history 18 events

1. 2026-06-22
   statusdays on market $159,800 Active 19 DOM
2. 2026-06-18
   days on market $159,800 Price Change 16 DOM
3. 2026-06-17
   pricestatus $159,800 Price Change 15 DOM
4. 2026-06-17
   days on market $160,000 Active 15 DOM
5. 2026-06-16
   days on market $160,000 Active 14 DOM
6. 2026-06-15
   statusdays on market $160,000 Active 13 DOM
7. 2026-06-14
   days on market $160,000 Price Change 11 DOM
8. 2026-06-13
   pricestatusdays on market $160,000 Price Change 10 DOM
9. 2026-06-10
   days on market $165,000 New 8 DOM
10. 2026-06-09
    days on market $165,000 New 7 DOM
11. 2026-06-08
    days on market $165,000 New 6 DOM
12. 2026-06-07
    days on market $165,000 New 5 DOM
13. 2026-06-05
    days on market $165,000 New 2 DOM
14. 2026-06-03
    statusdays on marketlisting id $165,000 New 1 DOM
15. 2026-06-02
    days on market $165,000 Active 3 DOM
16. 2026-06-01
    days on market $165,000 Active 2 DOM
17. 2026-05-31
    remarks 699-char remark
18. 2026-05-31
    listed $165,000 Active 1 DOM

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $1,470 · $123/mo
• Expected delta: +$1,124/yr (+$94/mo · 324.4%)

ⓘ 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 6 d/yr ≥107°F today · 17 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: $15,642
• − Mortgage interest: −$8,951
• − Property taxes: −$346
• − Insurance: −$799
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$4,649
• Taxable loss: −$1,606
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,541/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

+83.3% since first listed

16 events — show timeline

• 2026-05-30 Listed $165,000 CBOR
• 2026-02-25 Sold (MLS) $57,000 CBOR
• 2026-01-12 Pending — CBOR
• 2025-12-24 Relisted — CBOR
• 2025-12-22 Pending — CBOR
• 2025-12-10 Price Changed $79,900 CBOR
• 2025-12-01 Price Changed $84,550 CBOR
• 2025-11-12 Price Changed $89,000 CBOR
• 2025-10-28 Price Changed $99,999 CBOR
• 2025-10-20 Relisted — CBOR
• 2025-10-17 Pending — CBOR
• 2025-10-13 Listed $125,000 CBOR
• 2025-07-08 Price Changed $139,900 CBOR
• 2016-10-13 Sold (Public Records) $76,800 Public Records
• 2014-09-19 Sold (Public Records) $54,500 Public Records
• 2007-10-30 Sold (Public Records) $90,000 Public Records

Property tax history

-9.7%/yr

Latest (2019): $346 · +0.0% YoY. Source: county tax records.