918 Dozier St · Columbus, GA 31904

$75,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 224 Days on market

Built 1951 $84/sqft · 47% above area Est $51k · 47% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +3.3/5.0
• 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

This property is part of a package sale that includes four properties and must be sold with all properties together. This unit is a 2BR, 1BA home that has a stable tenant since July 2020

Key facts

• Listed 224 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (+3.0%/yr); 327 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1951 — 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: 1.33% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (median comp): $51,115
• List price: $75,000
• Delta: 46.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3825 Oates Ave	0.26mi	2/1.0	864 (-4%)	0mo	$33,500	$39	82
3978 Young Ave	0.23mi	2/1.0	864 (-4%)	3mo	$33,500	$39	81
1021 Neill Dr	0.13mi	2/1.0	840 (-6%)	4mo	$58,618	$70	80
4125 Beallwood Ave	0.42mi	2/1.0	862 (-4%)	3mo	$39,000	$45	72
727 Apex Rd	0.19mi	2/1.0	791 (-12%)	9mo	$42,800	$54	64
402 Wilton St	0.43mi	2/1.0	917 (+2%)	16mo	$52,089	$57	63
212 47th St	0.72mi	3/1.0 (+1)	864 (-4%)	3mo	$60,000	$69	53
3018 4th Ave	0.75mi	2/1.0	962 (+7%)	2mo	$22,500	$23	52
4146 16th Ave	0.71mi	2/1.0	938 (+5%)	10mo	$73,000	$78	50
3723 Howard Ave	0.50mi	2/1.0	990 (+10%)	13mo	$108,000	$109	48
3818 Howard Ave	0.52mi	2/1.0	1,022 (+14%)	8mo	$118,000	$115	45
322 48th St	0.71mi	3/1.0 (+1)	999 (+12%)	7mo	$115,000	$115	37

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $7,086
• Equity at exit: $11,183

10-year hold

• IRR: 17.8%
• Equity multiple: 2.48×
• Total profit: $31,045
• Equity at exit: $6,485

Cash invested: $21,000 (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 31904

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$393
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $302

Break-even live

Break-even rent $616

Max offer price $75,000

Occupancy floor 65%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	21d	1	0.23mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	21d	1	0.29mi
1051 43rd St Apt D Columbus, GA	1.0	1.0	600	$750	$1.25	43d	1	0.34mi
617 32nd St Columbus, GA	2.0	1.0	600	$650	$1.08	13d	1	0.52mi
4001 3rd Ave Unit A or B Columbus, GA	1.0	1.0	800	$750	$0.94	13d	1	0.53mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	13d	1	0.53mi
608 32nd St Columbus, GA	1.0	1.0	644	$650	$1.01	13d	1	0.56mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	43d	1	0.57mi
3414 3rd Ave Columbus, GA	1.0	1.0	810	$850	$1.05	21d	1	0.61mi
1121 47th St Columbus, GA	2.0	1.0	800	$950	$1.19	43d	1	0.64mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	13d	1	0.66mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	43d	1	0.78mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	43d	1	0.78mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	43d	1	0.80mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	43d	1	0.89mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	13d	1	0.97mi
1410 Talbotton Rd Columbus, GA	2.0	1.0	800	$675	$0.84	43d	3	0.98mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	43d	1	1.04mi
3011 18th Ave Apt F Columbus, GA	2.0	1.0	750	$700	$0.93	43d	1	1.07mi
2703 17th Ave Unit B Columbus, GA	1.0	1.0	644	$700	$1.09	43d	1	1.12mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	43d	1	1.13mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	21d	1	1.16mi
2601 Cherokee Ave Unit 2 Columbus, GA	1.0	1.0	750	$750	$1.00	43d	1	1.32mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	21d	1	1.35mi

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 224 DOM
2. 2026-06-17
   days on market $75,000 Active 223 DOM
3. 2026-06-16
   days on market $75,000 Active 222 DOM
4. 2026-06-15
   days on market $75,000 Active 221 DOM
5. 2026-06-14
   days on market $75,000 Active 219 DOM
6. 2026-06-13
   days on market $75,000 Active 218 DOM
7. 2026-06-10
   days on market $75,000 Active 216 DOM
8. 2026-06-09
   days on market $75,000 Active 215 DOM
9. 2026-06-08
   days on market $75,000 Active 214 DOM
10. 2026-06-07
    days on market $75,000 Active 213 DOM
11. 2026-06-05
    days on market $75,000 Active 210 DOM
12. 2026-06-03
    days on market $75,000 Active 209 DOM
13. 2026-06-02
    days on market $75,000 Active 208 DOM
14. 2026-06-01
    days on market $75,000 Active 207 DOM
15. 2026-05-31
    days on market $75,000 Active 206 DOM
16. 2026-05-30
    days on market $75,000 Active 205 DOM
17. 2025-11-06
    listed $75,000 Active 186-char remark

    Show marketing remark (186 chars)

    This property is part of a package sale that includes four properties and must be sold with all properties together. This unit is a 2BR, 1BA home that has a stable tenant since July 2020

18. 2025-09-10
    price $59,000
19. 2025-08-26
    price $65,900

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $746 · $62/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: $11,973
• − Mortgage interest: −$4,201
• − Property taxes: −$746
• − Insurance: −$375
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,182
• Taxable income: $2,554
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $3,005/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): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

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 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 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: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• 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

+13.8% since first listed

3 events — show timeline

• 2025-11-06 Listed $75,000 CBOR
• 2025-09-10 Price Changed $59,000 CBOR
• 2025-08-26 Price Changed $65,900 CBOR

Property tax history

+4.8%/yr

Latest (2025): $746 · +0.0% YoY. Source: county tax records.