6636 Foxboro Dr · Columbus, GA 31907

$145,000

3 bd · 2.0 ba · 1,205 sqft · SingleFamily public records · 77 Days on market

Built 1990 10,454 sqft lot $120/sqft · at area comps Est $152k · at est.

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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 +17.9/30.0
• ARV discount +9.6/15.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

Key facts

• 0.24 acre lot
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $122 ($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 $139k (4.1% below list).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 31% 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 $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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.96% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $152,110
• List price: $145,000
• Delta: -4.67%
• 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
6636 Foxboro Dr	0.00mi	3/2.0	1,205 (0%)	0mo	$130,000	$108	100
6703 Aldora Dr	0.32mi	3/2.0	1,204 (-0%)	2mo	$155,000	$129	84
3041 Waddell Dr	0.28mi	3/1.5	1,204 (-0%)	3mo	$137,000	$114	83
6631 Hensley Dr	0.03mi	3/2.0	1,122 (-7%)	10mo	$170,000	$152	79
6900 Forrest Rd	0.37mi	3/2.0	1,230 (+2%)	10mo	$219,900	$179	71
5646 Boby Dr	0.29mi	3/2.0	1,302 (+8%)	3mo	$166,000	$127	71
2957 Eagle Pointe Dr	0.35mi	3/2.0	1,283 (+6%)	9mo	$101,000	$79	66
2942 Poppy Seed Loop	0.28mi	4/2.0 (+1)	1,306 (+8%)	4mo	$189,000	$145	65
2143 Hunter Ct	0.75mi	3/2.0	1,181 (-2%)	1mo	$141,650	$120	61
6788 Mitchell Dr	0.43mi	3/2.0	1,354 (+12%)	1mo	$143,000	$106	58
2708 Courtland Ave	0.45mi	3/1.0	1,075 (-11%)	3mo	$126,500	$118	55
6916 Bradshaw Dr	0.67mi	3/1.0	1,053 (-13%)	6mo	$104,000	$99	39

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-13,145
• Equity at exit: $21,620

10-year hold

• IRR: 3.0%
• Equity multiple: 1.24×
• Total profit: $9,606
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$760
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $122

Break-even live

Break-even rent $1,237

Max offer price $145,000

Occupancy floor 86%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6914 Aldora Dr Columbus, GA	3.0	2.0	1345	$1,545	$1.15	43d	1	0.37mi
6107 Crossbow Dr Columbus, GA	4.0	2.0	1490	$1,450	$0.97	21d	1	0.64mi
6025 Harvest Dr Columbus, GA	3.0	2.0	1301	$1,500	$1.15	43d	1	0.83mi
3034 Lansing Ave Columbus, GA	3.0	2.0	1447	$1,500	$1.04	43d	1	0.87mi
3227 Urban Ave Columbus, GA	3.0	1.0	1332	$975	$0.73	21d	1	1.04mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	21d	1	1.04mi
6044 Cordova Rd Columbus, GA	4.0	2.0	1381	$1,700	$1.23	43d	1	1.37mi
1417 Celeste Dr Columbus, GA	4.0	2.0	1443	$1,500	$1.04	43d	1	1.42mi
5252 Crystal Ct Columbus, GA	2.0	1.5	1100	$950	$0.86	43d	1	1.43mi
5253 Crystal Ct Columbus, GA	2.0	2.0	1100	$950	$0.86	43d	1	1.45mi

Listing history 25 events

1. 2026-05-05
   status Pending 802-char remark

   Show marketing remark (802 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

2. 2026-04-18
   status Active 802-char remark

   Show marketing remark (802 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

3. 2026-04-01
   status Pending 802-char remark

   Show marketing remark (802 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

4. 2026-03-17
   status Active 802-char remark

   Show marketing remark (802 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

5. 2026-03-14
   status Pending 802-char remark

   Show marketing remark (802 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

6. 2026-03-11
   status Active 802-char remark

   Show marketing remark (802 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

7. 2026-03-03
   status Pending 802-char remark

   Show marketing remark (802 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

8. 2026-02-13
   price $145,000 802-char remark

   Show marketing remark (802 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

9. 2026-02-13
   status Active 802-char remark

   Show marketing remark (802 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

10. 2026-02-09
    status Pending 802-char remark

    Show marketing remark (802 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

11. 2026-01-17
    listed $155,000 Active 802-char remark

    Show marketing remark (802 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home offering 1,200 square feet of comfortable living space. Thoughtfully designed with a functional layout, this home features a bright and inviting living area, well-sized bedrooms, and two full bathrooms for added convenience. The kitchen provides ample cabinet and counter space, making it ideal for everyday living and entertaining alike. The primary bedroom features an en-suite bath for added privacy. This home was previously rented for $1250 per month and would make an ideal investment property for those looking for a turn-key rental solution. Perfect for first-time buyers, growing households, investors or those looking to downsize. Conveniently located near local amenities, schools, and shopping, this property is ready to welcome you home.

12. 2025-11-20
    price $160,000
13. 2023-11-09
    soldstatus $120,000
14. 2023-11-07
    soldstatus $120,000 Closed
15. 2023-11-07
    soldstatus $120,000 Sold
16. 2023-10-17
    status Pending
17. 2023-10-05
    status Under Contract
18. 2023-09-18
    status Back On Market
19. 2023-09-16
    status Active
20. 2023-08-26
    status Under Contract
21. 2023-08-25
    status Pending
22. 2023-08-22
    listed $130,000 Active
23. 2023-08-22
    listed $130,000 New
24. 2019-06-17
    soldstatus $59,999
25. 2019-03-13
    listed $59,900

ⓘ 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: $1,879 · $157/mo
• Projected year-2 tax: $1,879 · $157/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $16,695
• − Mortgage interest: −$8,122
• − Property taxes: −$1,879
• − Insurance: −$725
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,218
• Taxable loss: −$920
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $1,681/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

+142.1% since first listed

25 events — show timeline

• 2026-05-05 Pending — CBOR
• 2026-04-18 Relisted — CBOR
• 2026-04-01 Pending — CBOR
• 2026-03-17 Relisted — CBOR
• 2026-03-14 Pending — CBOR
• 2026-03-11 Relisted — CBOR
• 2026-03-03 Pending — CBOR
• 2026-02-13 Price Changed $145,000 CBOR
• 2026-02-13 Relisted — CBOR
• 2026-02-09 Pending — CBOR
• 2026-01-17 Listed $155,000 CBOR
• 2025-11-20 Price Changed $160,000 CBOR
• 2023-11-09 Sold (Public Records) $120,000 Public Records
• 2023-11-07 Sold (MLS) $120,000 GAMLS
• 2023-11-07 Sold (MLS) $120,000 CBOR
• 2023-10-17 Pending — CBOR
• 2023-10-05 Pending — GAMLS
• 2023-09-18 Relisted — GAMLS
• 2023-09-16 Relisted — CBOR
• 2023-08-26 Pending — GAMLS
• 2023-08-25 Pending — CBOR
• 2023-08-22 Listed $130,000 GAMLS
• 2023-08-22 Listed $130,000 CBOR
• 2019-06-17 Sold (MLS) $59,999 CBOR
• 2019-03-13 Listed $59,900 CBOR

Property tax history

+9.5%/yr

Latest (2025): $1,879 · +0.0% YoY. Source: county tax records.