4237 Fort St · Columbus, GA 31907

$57,900

2 bd · 1.0 ba · 787 sqft · SingleFamily public records · 20 Days on market

Built 1950 7,405 sqft lot $74/sqft · 31% below area Est $83k · 31% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great opportunity to own an affordable home you can update & make your own! This 2-bedroom, 1-bath home offers 787 square feet of potential in the heart of Columbus. With a NEW METAL ROOF and a REMODELED BATHROOM already completed, the heavy lifting has begun. Inside, you'll find original hardwood floors, an easy-flow layout, and plenty of charm ready to be brought back to life. Outside, enjoy a large backyard with plenty of room for hobbies and entertaining, plus an outbuilding with workshop space and extra storage—perfect for weekend projects or tools. Ideal for buyers who want to customize their space without breaking the bank, this property offers a solid foundation for adding value through your own improvements. This home offers a solid rental history, and comparable renovated homes in the area are selling with strong upside potential for investors, flippers, or landlords looking to expand their portfolio in a high-rental-demand area. Conveniently located near schools, Fort Moore, and major commuter routes, this property has the makings of a solid income-producing asset or resale flip.

Key facts

• New metal roof
• Remodeled bathroom
• Large backyard

Tags

• NEW METAL ROOF
• REMODELED BATHROOM
• ORIGINAL HARDWOOD FLOORS
• LARGE BACKYARD

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence
• HOA & community: No community amenities listed

Exterior

• Parking: Driveway with space for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Single-family residence; One story / single level; No shared/common walls
• Construction: Cement siding; Metal roof
• Exterior features: Covered front porch; Storage; Outbuilding; Back yard; Has a view

Interior

• Kitchen: Laundry located in the kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Ceiling fan(s); Window unit(s); Has heating (other)
• Interior features: Other interior features; Wood flooring; No fireplace
• Laundry & utility: Laundry area in the kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.8% 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+, crime F, commute 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.
• Zoned schools: Gentian Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 471 students, 97% FRL); Fort Middle School (math 11% / reading 22%, grade F, #388 of 470 statewide, top 83%, 511 students, 97% FRL); Hardaway High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 1,184 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 274 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $400 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 + 4.8% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($57k) 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,031 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.95% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.13%
• DSCR: 2.52
• GRM: 4.3

CMA / ARV

• ARV (median comp): $83,425
• List price: $57,900
• Delta: -30.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4231 Adams St	0.14mi	2/1.0	806 (+2%)	4mo	$60,000	$74	86
2221 Avalon Rd	0.24mi	2/1.0	756 (-4%)	8mo	$80,000	$106	75
1650 Berkley Ave	0.63mi	2/1.0	784 (-0%)	2mo	$37,650	$48	68
1658 Forestside Dr	0.65mi	2/1.0	872 (+11%)	2mo	$54,000	$62	50

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: 31.7%
• Equity multiple: 2.36×
• Total profit: $22,121
• Equity at exit: $8,633

10-year hold

• IRR: 39.8%
• Equity multiple: 5.08×
• Total profit: $66,166
• Equity at exit: $5,006

Cash invested: $16,212 (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: 274
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$304
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $461

Break-even live

Break-even rent $543

Max offer price $57,900

Occupancy floor 54%

Sensitivity live

Price	-10% $494	-5% $477	+0% $461	+5% $445	+10% $428
Rent	-10% $372	-5% $417	+0% $461	+5% $506	+10% $550
Rate	-1.0pp $490	-0.5pp $476	base $461	+0.5pp $446	+1.0pp $431

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4254 Fort St Columbus, GA	2.0	1.0	961	$900	$0.94	46d	1	0.07mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	45d	1	0.16mi
4312 Old Macon Rd #42 Columbus, GA	2.0	1.5	1120	$1,100	$0.98	22d	1	0.19mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	15d	1	0.31mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	22d	1	0.40mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	22d	1	0.69mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	15d	1	0.81mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	22d	1	0.96mi
3930 Fairview Dr Columbus, GA	2.0	1.0	1104	$1,350	$1.22	45d	1	0.97mi
3111 Avon Dr Columbus, GA	2.0	1.5	1116	$1,100	$0.99	15d	1	1.10mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	45d	1	1.14mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	22d	1	1.14mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	22d	1	1.19mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	15d	1	1.20mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	15d	1	1.31mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	45d	1	1.38mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	15d	1	1.39mi
3828 Reese Rd Columbus, GA	3.0	2.0	1107	$2,450	$2.21	45d	1	1.44mi
4419 Anglin Rd Columbus, GA	3.0	2.0	1039	$1,650	$1.59	15d	1	1.45mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	45d	1	1.49mi

Listing history 5 events

1. 2026-05-06
   listed $57,900 Active 1119-char remark

   Show marketing remark (1119 chars)

   Great opportunity to own an affordable home you can update & make your own! This 2-bedroom, 1-bath home offers 787 square feet of potential in the heart of Columbus. With a NEW METAL ROOF and a REMODELED BATHROOM already completed, the heavy lifting has begun. Inside, you'll find original hardwood floors, an easy-flow layout, and plenty of charm ready to be brought back to life. Outside, enjoy a large backyard with plenty of room for hobbies and entertaining, plus an outbuilding with workshop space and extra storage—perfect for weekend projects or tools. Ideal for buyers who want to customize their space without breaking the bank, this property offers a solid foundation for adding value through your own improvements. This home offers a solid rental history, and comparable renovated homes in the area are selling with strong upside potential for investors, flippers, or landlords looking to expand their portfolio in a high-rental-demand area. Conveniently located near schools, Fort Moore, and major commuter routes, this property has the makings of a solid income-producing asset or resale flip.

2. 2026-05-06
   listed $57,900 Active 1125-char remark

   Show marketing remark (1119 chars)

   Great opportunity to own an affordable home you can update & make your own! This 2-bedroom, 1-bath home offers 787 square feet of potential in the heart of Columbus. With a NEW METAL ROOF and a REMODELED BATHROOM already completed, the heavy lifting has begun. Inside, you'll find original hardwood floors, an easy-flow layout, and plenty of charm ready to be brought back to life. Outside, enjoy a large backyard with plenty of room for hobbies and entertaining, plus an outbuilding with workshop space and extra storage—perfect for weekend projects or tools. Ideal for buyers who want to customize their space without breaking the bank, this property offers a solid foundation for adding value through your own improvements. This home offers a solid rental history, and comparable renovated homes in the area are selling with strong upside potential for investors, flippers, or landlords looking to expand their portfolio in a high-rental-demand area. Conveniently located near schools, Fort Moore, and major commuter routes, this property has the makings of a solid income-producing asset or resale flip.

3. 2026-01-21
   price $69,000
4. 2007-09-20
   soldstatus $54,000
5. 2005-08-08
   soldstatus $49,000

ⓘ 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: $1,216 · $101/mo
• Projected year-2 tax: $1,216 · $101/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 6 d/yr ≥107°F today · 17 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: $13,521
• − Mortgage interest: −$3,243
• − Property taxes: −$1,216
• − Insurance: −$290
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$1,684
• Taxable income: $4,925
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $4,351/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

+18.2% since first listed

7 events — show timeline

• 2026-05-26 Pending — EABOR
• 2026-05-26 Pending — CBOR
• 2026-05-06 Listed $57,900 CBOR
• 2026-05-06 Listed $57,900 EABOR
• 2026-01-21 Price Changed $69,000 CBOR
• 2007-09-20 Sold (Public Records) $54,000 Public Records
• 2005-08-08 Sold (Public Records) $49,000 Public Records

Property tax history

+15.5%/yr

Latest (2025): $1,216 · +0.0% YoY. Source: county tax records.