6020 Catalina Dr · Columbus, GA 31909

$138,500

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 5 Days on market

Built 1955 Est $147k · 6% under

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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 +27.4/30.0
• ARV discount +10.2/15.0
• DSCR +9.6/10.0
• 1% rule +6.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Single Family Home for sale by owner in Columbus, GA 31909. NORTH COLUMBUS!!!!. .. .. .This is a perfect starter home. Only two owners in its lifetime. Nice quite neighborhood with great schools. Great shopping and restaurants in this area!! Convenient to everything!! Well kept, large fenced back yard with natural border of flowering bushes and trees. 16 x 20 outbuilding built on site, only 2 years old, wired for electricity. New roof , 1 year old in June 2010. Gas heat, central electric A/C and new Marathon electric water heater. Fresh paint in living room, dining room, hallway, master bedroom and third bedroom. Hardwood flooring in living room, dining room and hallway. Carpeting in all th

Key facts

• Hardwood flooring
• Fresh paint
• 16 x 20 outbuilding

Tags

• LARGE FENCED BACK YARD
• 16 X 20 OUTBUILDING
• NEW ROOF
• FRESH PAINT
• HARDWOOD FLOORING
• NEW KITCHEN FLOOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Cap rate 9.8% 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 (+2.8%/yr); 148 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $958 of loan paydown is wiped out by about $4k 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 + 2.8% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $108k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,500

Questions for the listing agent

1. Built in 1955 — 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: 1.14% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $147,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5830 Catalina Dr	0.16mi	3/2.0	1,053 (+1%)	16mo	$171,500	$163	73
6040 Boeing Dr	0.20mi	3/1.5	1,053 (+1%)	18mo	$140,000	$133	72
3140 Bonanza Dr	0.33mi	3/1.0	1,058 (+2%)	16mo	$160,000	$151	68
5834 Ventura Dr	0.19mi	3/1.0	1,087 (+5%)	19mo	$125,000	$115	67
3102 Myrick Dr	0.49mi	3/1.0	1,038 (0%)	18mo	$91,000	$88	62
3115 Myrick Dr	0.45mi	3/1.0	966 (-7%)	10mo	$150,000	$155	60
2618 Ogletree St	0.63mi	3/2.0	1,032 (-1%)	9mo	$172,000	$167	58
5715 Perry Ave	0.46mi	2/1.0 (-1)	1,038 (0%)	18mo	$147,000	$142	58
3125 Leafmore Dr	0.11mi	3/1.0	1,190 (+15%)	16mo	$150,000	$126	57
2801 N Walnut St	0.49mi	3/1.0	1,120 (+8%)	15mo	$143,000	$128	51
5538 Perry Ave	0.63mi	3/1.0	966 (-7%)	12mo	$179,900	$186	49
2716 Beech St	0.61mi	2/1.0 (-1)	1,114 (+7%)	12mo	$155,000	$139	44

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,909
• Equity at exit: $20,651

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $34,070
• Equity at exit: $11,975

Cash invested: $38,780 (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 31909

• Rents YoY: 2.8%
• Active inventory: 148
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,575 high
• Mortgage (P&I): −$726
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $404

Break-even live

Break-even rent $1,063

Max offer price $138,500

Occupancy floor 69%

Sensitivity live

Price	-10% $483	-5% $443	+0% $404	+5% $365	+10% $326
Rent	-10% $280	-5% $342	+0% $404	+5% $466	+10% $529
Rate	-1.0pp $474	-0.5pp $439	base $404	+0.5pp $368	+1.0pp $332

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3140 Bonanza Dr Columbus, GA	3.0	1.0	1058	$1,550	$1.47	45d	1	0.36mi
5614 Lorenzo Rd Columbus, GA	2.0	1.0	1112	$950	$0.85	45d	1	1.18mi
2700 Double Churches Rd Columbus, GA	1.0–3.0	1.0–2.0	1150	$1,808	$1.57	15d	17	1.29mi
5941 Reed Ave Columbus, GA	3.0	2.0	1280	$1,550	$1.21	45d	1	1.30mi
5415 Eugenia Ave Columbus, GA	3.0	1.0	964	$1,200	$1.24	45d	1	1.42mi

Listing history 6 events

1. 2026-06-18
   days on market $138,500 Active 5 DOM
2. 2026-06-17
   days on market $138,500 Active 4 DOM
3. 2026-06-16
   days on market $138,500 Active 3 DOM
4. 2026-06-15
   days on market $138,500 Active 2 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $138,500 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: $671 · $56/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$603/yr (+$50/mo · 89.9%)

ⓘ 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 6/10 Major 6 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $18,899
• − Mortgage interest: −$7,758
• − Property taxes: −$671
• − Insurance: −$692
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,029
• Taxable income: $2,725
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $4,197/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): 39,364
• Household income: $69,166
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1819.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 53% Black 24% Hispanic / Latino 12% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 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: ▼ -146.90%
• Current HPI: 203.1499
• Rent YoY: ▲ 2.78%
• 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

+28.2% since first listed

2 events — show timeline

• 2026-06-14 Listed $138,500 FSBO.com
• 2011-03-21 Sold (Public Records) $108,000 Public Records

Property tax history

-8.5%/yr

Latest (2025): $671 · +0.2% YoY. Source: county tax records.