6101 River Rd #11 · Columbus, GA 31904

$169,900

3 bd · 2.5 ba · 1,920 sqft · Condo public records · 29 Days on market

Built 1975 $433/mo HOA · 24% of rent

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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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +3.9/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to River Knoll, a desirable condo community tucked just off River Road in North Columbus, GA, offering convenient, low-maintenance living with exceptional amenities. This spacious 3 bedroom, 2.5 bath condo features multiple living spaces, providing flexibility for entertaining, relaxing, or working from home. The floor plan includes a beautifully updated tiled shower, a generous walk-in closet, and comfortable living areas filled with natural light. Major system updates include an HVAC replacement in 2021 for added peace of mind and energy efficiency. Enjoy maintenance-free living with monthly HOA dues of $433 covering water, trash pickup, termite and pest control, dwelling exterior

Key facts

• Hvac replacement
• Updated tiled shower
• Walk-in closet

Tags

• MULTIPLE LIVING SPACES
• UPDATED TILED SHOWER
• WALK-IN CLOSET
• HVAC REPLACEMENT
• COMMUNITY AMENITIES
• SWIMMING POOL

Property features AI

Finance

• Other: Directions: River Road North to River Knoll, left into subdivision
• HOA & community: Homeowners association; HOA fee $5,196 annually (approximately $433/month)

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Residential condominium; 2-story
• Construction: Brick construction
• Exterior features: Subdivision: RIVER KNOLL; Community clubhouse; Community pool; Tennis courts

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central cooling with ceiling fans
• Interior features: Walk-in closets; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-9 ($-107/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (0.9% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.2% 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 (+3.0%/yr); 327 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% of the median local income ($66k/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 $5k 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 29 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $86k; list at $170k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-27,817
• Equity at exit: $25,333

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-23,813
• Equity at exit: $14,690

Cash invested: $47,572 (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 31904

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$71
• HOA: −$433
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-9

Break-even live

Break-even rent $1,851

Max offer price $168,332

Occupancy floor 95%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6101 River Rd Columbus, GA	3.0	2.5	1920	$1,895	$0.99	21d	1	0.02mi
118 Wendell Dr Columbus, GA	4.0	2.0	1490	$1,700	$1.14	43d	1	1.18mi
4402 Riverchase Dr Phenix City, AL	1.0–3.0	1.0–2.0	1078	$1,955	$1.81	13d	21	1.36mi
1414 Fox Croft Loop Columbus, GA	3.0	2.0	2116	$2,300	$1.09	13d	1	1.46mi

HOA detail condo

• Monthly dues: $433 · $5,196/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $169,900 Active 29 DOM
2. 2026-06-17
   days on market $169,900 Active 28 DOM
3. 2026-06-16
   days on market $169,900 Active 27 DOM
4. 2026-06-15
   days on market $169,900 Active 26 DOM
5. 2026-06-14
   days on market $169,900 Active 24 DOM
6. 2026-06-13
   days on market $169,900 Active 23 DOM
7. 2026-06-10
   days on market $169,900 Active 21 DOM
8. 2026-06-09
   days on market $169,900 Active 20 DOM
9. 2026-06-08
   days on market $169,900 Active 19 DOM
10. 2026-06-07
    days on market $169,900 Active 18 DOM
11. 2026-06-05
    days on market $169,900 Active 15 DOM
12. 2026-06-03
    days on market $169,900 Active 14 DOM
13. 2026-06-02
    days on market $169,900 Active 13 DOM
14. 2026-06-01
    days on market $169,900 Active 12 DOM
15. 2026-05-31
    days on market $169,900 Active 11 DOM
16. 2026-05-30
    days on market $169,900 Active 10 DOM
17. 2026-05-20
    listed $169,900 Active
18. 2014-04-01
    soldstatus $85,500

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$748/yr (+$62/mo · 91.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,083
• − Mortgage interest: −$9,517
• − Property taxes: −$815
• − Insurance: −$850
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − HOA: −$5,196
• − Depreciation: −$4,943
• Taxable loss: −$2,770
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $558/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): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 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: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• 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

+98.7% since first listed

2 events — show timeline

• 2026-05-20 Listed $169,900 CBOR
• 2014-04-01 Sold (Public Records) $85,500 Public Records

Property tax history

-7.6%/yr

Latest (2025): $815 · +0.1% YoY. Source: county tax records.