3942 Commander Dr · Columbus, GA 31903

$85,500

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 76 Days on market

Built 1951 0.25 ac lot $64/sqft · 28% above area Est $67k · 28% 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• 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 maintained 3BR/1BA four sided brick ranch offers durability, functionality, and long term value. Features include a spacious living area, oversized kitchen with strong layout potential, and generously sized bedrooms. Fully fenced backyard provides flexibility for entertaining, or added improvements. Brand new HVAC system recently installed minimizing immediate capital expenses. Ideal for both owner occupants and investors seeking a low-maintenance, income producing asset with consistent rental appeal. Strategically located with easy access to major commuter routes, Fort Moore (formerly Fort Benning), the National Infantry Museum, Rush South Whitewater Park, and the Chattahoochee RiverWalk. Close proximity to Phenix City, AL expands commuter convenience. Approximately 90-100 miles to Metro Atlanta via I-185. Versatile opportunity to add to your portfolio with strong upside as home is priced to move and ready for its next owner. No Blind Offers. Home is being sold As-Is. Appointments Required For Tours as Home is Occupied. Unscheduled Door Visitors or yard walkers are not permitted.

Key facts

• Spacious living area
• Oversized kitchen
• 0.25 acre lot

Tags

• FOUR SIDED BRICK RANCH
• SPACIOUS LIVING AREA
• OVERSIZED KITCHEN
• FULLY FENCED BACKYARD
• BRAND NEW HVAC SYSTEM
• CLOSE PROXIMITY TO PHENIX CITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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+, 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 (+1.8%/yr); 100 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 38% of the median local income ($32k/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 $591 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 + 1.8% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($80k) 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, 73% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,370 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.21% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (median comp): $66,849
• List price: $85,500
• Delta: 27.90%
• 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
3909 Ridgeway Dr	0.24mi	3/1.0	1,253 (-6%)	4mo	$72,000	$57	76
132 Ticknor Dr	0.58mi	3/1.0	1,308 (-2%)	2mo	$126,530	$97	68
2193 Shelby St	0.30mi	3/1.5	1,515 (+14%)	1mo	$80,000	$53	60
4145 Swann St	0.50mi	3/1.5	1,300 (-2%)	12mo	$43,000	$33	60
2203 Shelby St	0.30mi	3/1.5	1,162 (-13%)	11mo	$65,000	$56	54
20 Benning Dell Dr	0.65mi	4/2.0 (+1)	1,388 (+4%)	8mo	$165,000	$119	47
34 Meloy Dr	0.70mi	3/2.0	1,240 (-7%)	9mo	$119,500	$96	45
4615 Otis Jones Dr	0.73mi	4/2.0 (+1)	1,292 (-3%)	13mo	$139,500	$108	41
101 Meloy Dr	0.60mi	3/2.0	1,188 (-11%)	12mo	$94,000	$79	40
1581 Ivan Ave	0.48mi	3/2.0	1,157 (-13%)	16mo	$130,000	$112	38
4426 Tracy St	0.75mi	4/2.0 (+1)	1,428 (+7%)	8mo	$102,500	$72	37
125 Engineer Dr	0.66mi	2/1.0 (-1)	1,148 (-14%)	7mo	$60,000	$52	35

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $1,955
• Equity at exit: $12,748

10-year hold

• IRR: 10.6%
• Equity multiple: 1.78×
• Total profit: $18,738
• Equity at exit: $7,392

Cash invested: $23,940 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,031 high
• Mortgage (P&I): −$448
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $267

Break-even live

Break-even rent $693

Max offer price $85,500

Occupancy floor 69%

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	0.44mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	0.51mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	0.52mi
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	43d	1	0.59mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	13d	1	0.61mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	43d	1	0.73mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	0.74mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	43d	1	0.79mi
4 Dean Dr Columbus, GA	3.0	1.5	1200	$1,050	$0.88	13d	1	0.80mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	13d	1	0.82mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	21d	1	0.86mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	43d	1	0.90mi
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	13d	1	1.01mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	1.02mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	13d	1	1.11mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	1.16mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	13d	1	1.18mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	21d	1	1.22mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	21d	1	1.25mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	13d	1	1.32mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	13d	1	1.34mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	21d	1	1.41mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	43d	1	1.41mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	13d	1	1.44mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$1,099	$1.02	13d	14	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $85,500 Active 76 DOM
2. 2026-06-17
   days on market $85,500 Active 75 DOM
3. 2026-06-16
   days on market $85,500 Active 74 DOM
4. 2026-06-15
   days on market $85,500 Active 73 DOM
5. 2026-06-14
   days on market $85,500 Active 71 DOM
6. 2026-06-13
   statusdays on market $85,500 Active 70 DOM
7. 2026-06-10
   pricestatusdays on market $85,500 Price Change 68 DOM
8. 2026-06-09
   days on market $96,500 Active 67 DOM
9. 2026-06-08
   days on market $96,500 Active 66 DOM
10. 2026-06-07
    days on market $96,500 Active 65 DOM
11. 2026-06-05
    days on market $96,500 Active 62 DOM
12. 2026-06-03
    days on market $96,500 Active 61 DOM
13. 2026-06-02
    days on market $96,500 Active 60 DOM
14. 2026-06-01
    days on market $96,500 Active 59 DOM
15. 2026-05-31
    days on market $96,500 Active 58 DOM
16. 2026-05-30
    days on market $96,500 Active 57 DOM
17. 2026-03-31
    listed $96,500 New 1105-char remark

    Show marketing remark (1105 chars)

    This maintained 3BR/1BA four sided brick ranch offers durability, functionality, and long term value. Features include a spacious living area, oversized kitchen with strong layout potential, and generously sized bedrooms. Fully fenced backyard provides flexibility for entertaining, or added improvements. Brand new HVAC system recently installed minimizing immediate capital expenses. Ideal for both owner occupants and investors seeking a low-maintenance, income producing asset with consistent rental appeal. Strategically located with easy access to major commuter routes, Fort Moore (formerly Fort Benning), the National Infantry Museum, Rush South Whitewater Park, and the Chattahoochee RiverWalk. Close proximity to Phenix City, AL expands commuter convenience. Approximately 90-100 miles to Metro Atlanta via I-185. Versatile opportunity to add to your portfolio with strong upside as home is priced to move and ready for its next owner. No Blind Offers. Home is being sold As-Is. Appointments Required For Tours as Home is Occupied. Unscheduled Door Visitors or yard walkers are not permitted.

18. 2007-06-08
    soldstatus $80,000

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $787 · $66/mo
• Expected delta: +$29/yr (+$2/mo · 3.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $12,372
• − Mortgage interest: −$4,789
• − Property taxes: −$757
• − Insurance: −$428
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,487
• Taxable income: $1,931
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,745/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

+20.6% since first listed

2 events — show timeline

• 2026-03-31 Listed $96,500 GAMLS
• 2007-06-08 Sold (Public Records) $80,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $757 · +0.2% YoY. Source: county tax records.