2525 Norris Rd #64 · Columbus, GA 31907

$185,000

3 bd · 3.5 ba · 2,205 sqft · SingleFamily · 58 Days on market

Good condition 6,708 sqft lot $84/sqft · 6% below area Est $198k · 6% under

---

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 +14.6/30.0
• ARV discount +10.4/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Unit 64 of the Hidden Lakes community. This spacious 3-story condo offers over 2,200 square feet of comfortable living! With 3 bedrooms and 3.5 bathrooms, this home provides the perfect blend of space, functionality, and modern updates. The updated kitchen features stainless steel appliances, stylish finishes and ample space for cooking and entertaining. Multiple living areas, including a bonus living space, offer flexibility for a home office, media room, or guest retreat. Enjoy outdoor living on your private back patio—ideal for relaxing or hosting. Residents of this community also have access to fantastic amenities, including a neighborhood clubhouse and pool, perfect for socializing and unwinding. Major systems have already been taken care of, with both the HVAC system and water heater just 1 year old, providing added peace of mind. With its generous layout, updated features, and desirable community perks, this condo is a must-see!

Key facts

• Community pool
• Private back patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• MULTIPLE LIVING AREAS
• PRIVATE BACK PATIO
• NEIGHBORHOOD CLUBHOUSE
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $43 ($519/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 $167k (9.6% below list).
• Recommended offer: $167k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 9 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 37% 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 $6k 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 58 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,310 (9.6% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $197,772
• List price: $185,000
• Delta: -6.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2722 East Lindsay Dr	0.17mi	3/2.0	1,994 (-10%)	6mo	$265,000	$133	65
2942 Lynda Ln	0.35mi	3/2.0	1,956 (-11%)	0mo	$330,000	$169	59
2525 Norris Rd #106	0.07mi	3/2.0	1,889 (-14%)	10mo	$175,000	$93	58
2820 Nancy St	0.68mi	4/3.0 (+1)	2,226 (+1%)	4mo	$299,900	$135	56
3760 Mulberry Dr	0.69mi	3/2.0	2,213 (+0%)	7mo	$175,000	$79	55
2576 Habersham Ave	0.37mi	4/3.0 (+1)	2,509 (+14%)	7mo	$337,000	$134	47
3337 Coweta Dr	0.71mi	4/2.5 (+1)	2,352 (+7%)	2mo	$245,000	$104	45
3346 Junaluska Dr	0.60mi	4/3.0 (+1)	2,435 (+10%)	6mo	$260,000	$107	42
1916 Iris Dr	0.75mi	3/2.5	1,933 (-12%)	1mo	$337,000	$174	40
3406 Seminole Dr	0.75mi	4/2.0 (+1)	2,105 (-4%)	8mo	$316,000	$150	40
3138 College Ave	0.54mi	4/3.0 (+1)	1,912 (-13%)	8mo	$268,000	$140	39
7 Primrose Ct	0.71mi	4/3.0 (+1)	2,500 (+13%)	3mo	$260,000	$104	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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-24,078
• Equity at exit: $27,584

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-4,032
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $43

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $171	-5% $107	+0% $43	+5% $-21	+10% $-85
Rent	-10% $-89	-5% $-23	+0% $43	+5% $109	+10% $175
Rate	-1.0pp $136	-0.5pp $90	base $43	+0.5pp $-5	+1.0pp $-53

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 Norris Rd #37 Columbus, GA	3.0	2.5	2094	$1,750	$0.84	44d	1	0.11mi
3110 College Ave Columbus, GA	4.0	1.5	1604	$1,875	$1.17	21d	1	0.51mi
3520 Algonquin Dr Columbus, GA	4.0	3.0	2829	$2,350	$0.83	14d	1	0.89mi
1706 Wells Dr Columbus, GA	3.0	2.0	1990	$1,850	$0.93	14d	1	0.90mi
3853 Rockdale Dr Columbus, GA	4.0	2.0	1648	$1,650	$1.00	44d	1	1.04mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	14d	1	1.13mi
1097 Bolton Ct Columbus, GA	3.0	2.5	2127	$1,350	$0.63	21d	1	1.26mi
3500 Ruben St Columbus, GA	4.0	3.0	2045	$1,295	$0.63	14d	1	1.33mi
3828 Anglin Ct Columbus, GA	3.0	2.0	1477	$1,700	$1.15	21d	1	1.39mi

Listing history 17 events

1. 2026-06-18
   days on market $185,000 Active 58 DOM
2. 2026-06-17
   days on market $185,000 Active 57 DOM
3. 2026-06-16
   days on market $185,000 Active 56 DOM
4. 2026-06-15
   days on market $185,000 Active 55 DOM
5. 2026-06-14
   days on market $185,000 Active 53 DOM
6. 2026-06-13
   days on market $185,000 Active 52 DOM
7. 2026-06-10
   days on market $185,000 Active 50 DOM
8. 2026-06-09
   days on market $185,000 Active 49 DOM
9. 2026-06-08
   days on market $185,000 Active 48 DOM
10. 2026-06-07
    days on market $185,000 Active 47 DOM
11. 2026-06-05
    days on market $185,000 Active 44 DOM
12. 2026-06-03
    days on market $185,000 Active 43 DOM
13. 2026-06-02
    days on market $185,000 Active 42 DOM
14. 2026-06-01
    days on market $185,000 Active 41 DOM
15. 2026-05-31
    days on market $185,000 Active 40 DOM
16. 2026-05-30
    days on market $185,000 Active 39 DOM
17. 2026-04-21
    listed $185,000 Active 971-char remark

    Show marketing remark (971 chars)

    Welcome home to Unit 64 of the Hidden Lakes community. This spacious 3-story condo offers over 2,200 square feet of comfortable living! With 3 bedrooms and 3.5 bathrooms, this home provides the perfect blend of space, functionality, and modern updates. The updated kitchen features stainless steel appliances, stylish finishes and ample space for cooking and entertaining. Multiple living areas, including a bonus living space, offer flexibility for a home office, media room, or guest retreat. Enjoy outdoor living on your private back patio—ideal for relaxing or hosting. Residents of this community also have access to fantastic amenities, including a neighborhood clubhouse and pool, perfect for socializing and unwinding. Major systems have already been taken care of, with both the HVAC system and water heater just 1 year old, providing added peace of mind. With its generous layout, updated features, and desirable community perks, this condo is a must-see!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,077
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$5,382
• Taxable loss: −$2,580
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $1,138/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 3-story condo in Hidden Lakes offers spacious living with modern updates and a private patio. It's in good condition with minor cosmetic improvements needed.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-21 Listed $185,000 CBOR