6059 Nassau Cir · Columbus, GA 31907

$125,900

3 bd · 1.5 ba · 1,230 sqft · SingleFamily public records · 66 Days on market

Built 1967 10,019 sqft lot $102/sqft · 20% above area Est $105k · 20% 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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.9/10.0
• Rent growth +3.7/5.0
• 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

Step into this refreshed 3-bedroom, 1.5-bath home in the established Holiday Park neighborhood. With 1,230 sq. ft. , this home blends classic charm with recent updates, including fresh interior paint and brand-new flooring throughout. The layout offers comfortable living spaces and flexibility to make it your own! Outside, you'll find a fenced-in yard which is perfect for relaxing or entertaining. Conveniently located near shopping, local amenities, and just minutes from Fort Benning, this home presents a great opportunity in a desirable location.

Key facts

• Recent updates
• Brand-new flooring
• Fresh interior paint

Tags

• FENCED-IN YARD
• RECENT UPDATES
• FRESH INTERIOR PAINT
• BRAND-NEW FLOORING
• MINUTES FROM FORT BENNING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 30% 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 $870 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 + 4.8% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $118,346 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1967 — 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: 1.09% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $104,642
• List price: $125,900
• Delta: 20.32%
• 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
2533 Corineth Dr	0.17mi	3/1.5	1,300 (+6%)	4mo	$171,000	$132	79
5773 Marlette Ct	0.56mi	3/2.0	1,225 (-0%)	3mo	$169,900	$139	69
3041 Waddell Dr	0.63mi	3/1.5	1,204 (-2%)	3mo	$137,000	$114	65
6302 Morning Dew Dr	0.24mi	3/2.0	1,410 (+15%)	2mo	$228,500	$162	61
5920 Gleneden Dr	0.25mi	3/2.0	1,052 (-14%)	5mo	$155,000	$147	58
6085 Hunter Ridge Cir	0.53mi	3/2.0	1,358 (+10%)	1mo	$194,000	$143	55
6340 Lemongrass Dr	0.41mi	3/2.0	1,410 (+15%)	0mo	$240,730	$171	54
1809 Cumbaa Ct	0.37mi	4/2.0 (+1)	1,390 (+13%)	1mo	$191,500	$138	53
2500 Water Oak Dr	0.50mi	3/2.0	1,081 (-12%)	2mo	$138,000	$128	53
2942 Poppy Seed Loop	0.60mi	4/2.0 (+1)	1,306 (+6%)	4mo	$189,000	$145	52
2708 Courtland Ave	0.53mi	3/1.0	1,075 (-13%)	3mo	$126,500	$118	50
1646 Amber Dr	0.71mi	3/2.0	1,368 (+11%)	1mo	$200,000	$146	46

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-537
• Equity at exit: $18,772

10-year hold

• IRR: 11.0%
• Equity multiple: 1.93×
• Total profit: $32,670
• Equity at exit: $10,886

Cash invested: $35,252 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$660
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $272

Break-even live

Break-even rent $1,028

Max offer price $125,900

Occupancy floor 75%

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6025 Harvest Dr Columbus, GA	3.0	2.0	1301	$1,500	$1.15	43d	1	0.06mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	21d	1	0.31mi
6107 Crossbow Dr Columbus, GA	4.0	2.0	1490	$1,450	$0.97	21d	1	0.34mi
3034 Lansing Ave Columbus, GA	3.0	2.0	1447	$1,500	$1.04	43d	1	0.34mi
3227 Urban Ave Columbus, GA	3.0	1.0	1332	$975	$0.73	21d	1	0.55mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	43d	1	0.69mi
6044 Cordova Rd Columbus, GA	4.0	2.0	1381	$1,700	$1.23	43d	1	0.83mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	21d	1	0.86mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	13d	1	0.90mi
1417 Celeste Dr Columbus, GA	4.0	2.0	1443	$1,500	$1.04	43d	1	0.91mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	13d	1	0.97mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	43d	1	0.99mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	21d	1	1.02mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	21d	1	1.13mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	21d	1	1.17mi
6914 Aldora Dr Columbus, GA	3.0	2.0	1345	$1,545	$1.15	43d	1	1.23mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	13d	1	1.30mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	1.35mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	43d	1	1.39mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	43d	1	1.41mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	21d	1	1.43mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	21d	1	1.44mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	13d	1	1.49mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	21d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $125,900 Active 66 DOM
2. 2026-06-17
   days on market $125,900 Active 65 DOM
3. 2026-06-16
   days on market $125,900 Active 64 DOM
4. 2026-06-15
   days on market $125,900 Active 63 DOM
5. 2026-06-14
   days on market $125,900 Active 61 DOM
6. 2026-06-13
   days on market $125,900 Active 60 DOM
7. 2026-06-10
   days on market $125,900 Active 58 DOM
8. 2026-06-09
   days on market $125,900 Active 57 DOM
9. 2026-06-08
   days on market $125,900 Active 56 DOM
10. 2026-06-07
    days on market $125,900 Active 55 DOM
11. 2026-06-05
    days on market $125,900 Active 52 DOM
12. 2026-06-03
    days on market $125,900 Active 51 DOM
13. 2026-06-02
    days on market $125,900 Active 50 DOM
14. 2026-06-01
    days on market $125,900 Active 49 DOM
15. 2026-05-31
    days on market $125,900 Active 48 DOM
16. 2026-05-30
    days on market $125,900 Active 47 DOM
17. 2026-04-13
    listed $125,900 Active 553-char remark

    Show marketing remark (553 chars)

    Step into this refreshed 3-bedroom, 1.5-bath home in the established Holiday Park neighborhood. With 1,230 sq. ft. , this home blends classic charm with recent updates, including fresh interior paint and brand-new flooring throughout. The layout offers comfortable living spaces and flexibility to make it your own! Outside, you'll find a fenced-in yard which is perfect for relaxing or entertaining. Conveniently located near shopping, local amenities, and just minutes from Fort Benning, this home presents a great opportunity in a desirable location.

18. 2026-03-02
    historical
19. 2025-09-01
    listed $125,000 New

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $16,464
• − Mortgage interest: −$7,052
• − Property taxes: −$1,191
• − Insurance: −$630
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$3,663
• Taxable income: $1,295
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,953/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

+0.7% since first listed

3 events — show timeline

• 2026-04-13 Listed $125,900 CBOR
• 2026-03-02 Listing Removed — GAMLS
• 2025-09-01 Listed $125,000 GAMLS

Property tax history

+55.9%/yr

Latest (2025): $1,191 · +0.0% YoY. Source: county tax records.