3811 Glenn Rd · Columbus, GA 31909

$155,000

3 bd · 1.5 ba · 1,429 sqft · SingleFamily public records · 101 Days on market

Built 1953 0.41 ac lot $108/sqft · 8% below area Est $169k · 8% under

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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 +20.8/30.0
• ARV discount +11.2/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Rent growth +3.2/5.0
• 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 3 bedroom 2 bath home in established quiet neighborhood. . abundance of mature trees on the lot. Fenced yard. Tankless Hot Water System installed in 2025. Hardwood floors. Roof installed in 2023. A/C Heating Package replaced in 2014. New stove 2025. Refrigerator 2022. Large lot with lots of potential. Same owner for over 60 years.

Key facts

• 0.41 acre lot
• Built 1953
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+2.8%/yr); 148 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 101 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $168,752
• List price: $155,000
• Delta: -8.15%
• 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
3630 Vernon Dr	0.18mi	3/2.0	1,449 (+1%)	2mo	$177,000	$122	85
4908 Hall Ave	0.20mi	3/1.0	1,394 (-2%)	12mo	$140,000	$100	75
3872 E Britt David Rd	0.10mi	3/2.0	1,604 (+12%)	7mo	$175,000	$109	67
5421 Wayne Dr	0.60mi	3/1.0	1,422 (-0%)	12mo	$93,730	$66	59
4709 Rowland Ave	0.54mi	3/2.0	1,512 (+6%)	7mo	$90,000	$60	57
5517 Rodgers Dr	0.45mi	3/2.0	1,300 (-9%)	7mo	$120,000	$92	56
3920 Reese Rd	0.53mi	2/2.0 (-1)	1,330 (-7%)	2mo	$170,000	$128	55
4220 King Arthur Pl	0.73mi	3/2.0	1,512 (+6%)	1mo	$219,900	$145	54
4425 Anglin Rd	0.55mi	3/2.0	1,550 (+8%)	8mo	$196,000	$126	52
4118 Terrace Pointe Dr	0.71mi	3/2.0	1,604 (+12%)	10mo	$225,000	$140	36
4202 King Arthur Pl	0.70mi	3/2.0	1,598 (+12%)	13mo	$183,000	$115	35
4208 King Arthur Pl	0.71mi	3/2.0	1,620 (+13%)	13mo	$220,000	$136	32

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.73×
• Total profit: $-11,920
• Equity at exit: $23,111

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $5,677
• Equity at exit: $13,402

Cash invested: $43,400 (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 31909

• Rents YoY: 2.8%
• Active inventory: 148
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $212

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 82%

Sensitivity live

Price	-10% $320	-5% $266	+0% $212	+5% $159	+10% $105
Rent	-10% $84	-5% $148	+0% $212	+5% $277	+10% $341
Rate	-1.0pp $291	-0.5pp $252	base $212	+0.5pp $172	+1.0pp $131

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5415 Eugenia Ave Columbus, GA	3.0	1.0	964	$1,200	$1.24	44d	1	0.29mi
3828 Reese Rd Columbus, GA	3.0	2.0	1107	$2,450	$2.21	44d	1	0.51mi
4419 Anglin Rd Columbus, GA	3.0	2.0	1039	$1,650	$1.59	14d	1	0.54mi
6009 N Pointe Dr Columbus, GA	4.0	2.0	1733	$1,650	$0.95	44d	1	0.56mi
4100 King Arthur Pl Columbus, GA	3.0	2.0	1701	$1,650	$0.97	14d	1	0.63mi
4221 Bonnie Dr Columbus, GA	3.0	2.0	1700	$1,750	$1.03	21d	1	0.64mi
3828 Anglin Ct Columbus, GA	3.0	2.0	1477	$1,700	$1.15	21d	1	0.65mi
4343 Warm Springs Rd Columbus, GA	2.0–3.0	2.0	1242	$1,535	$1.24	14d	10	0.66mi
5577 Terrace Pointe Ct Columbus, GA	3.0	2.0	1667	$1,850	$1.11	21d	1	0.72mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	21d	1	0.91mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	44d	1	0.91mi
4845 Burt Mar Dr Unit G1 Columbus, GA	2.0	2.0	1060	$805	$0.76	44d	1	1.01mi
3853 Rockdale Dr Columbus, GA	4.0	2.0	1648	$1,650	$1.00	44d	1	1.13mi
5941 Reed Ave Columbus, GA	3.0	2.0	1280	$1,550	$1.21	44d	1	1.14mi
3930 Fairview Dr Columbus, GA	2.0	1.0	1104	$1,350	$1.22	44d	1	1.19mi
4120 Canady St Columbus, GA	3.0	2.0	1854	$1,725	$0.93	44d	1	1.27mi
3931 Dexter Dr Columbus, GA	2.0	1.0	1156	$850	$0.74	21d	1	1.36mi
2840 Warm Springs Rd Columbus, GA	1.0–2.0	1.0–2.0	1196	$1,500	$1.25	14d	8	1.37mi
3140 Bonanza Dr Columbus, GA	3.0	1.0	1058	$1,550	$1.47	44d	1	1.39mi
3111 Avon Dr Columbus, GA	2.0	1.5	1116	$1,100	$0.99	14d	1	1.45mi
5710 August Ave Columbus, GA	3.0	2.0	1545	$1,700	$1.10	21d	1	1.46mi
3110 College Ave Columbus, GA	4.0	1.5	1604	$1,875	$1.17	21d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $155,000 Active 101 DOM
2. 2026-06-17
   days on market $155,000 Active 100 DOM
3. 2026-06-16
   days on market $155,000 Active 99 DOM
4. 2026-06-15
   days on market $155,000 Active 98 DOM
5. 2026-06-14
   days on market $155,000 Active 96 DOM
6. 2026-06-13
   days on market $155,000 Active 95 DOM
7. 2026-06-10
   days on market $155,000 Active 93 DOM
8. 2026-06-09
   days on market $155,000 Active 92 DOM
9. 2026-06-08
   days on market $155,000 Active 91 DOM
10. 2026-06-07
    days on market $155,000 Active 90 DOM
11. 2026-06-05
    remarks 374-char remark
12. 2026-06-05
    days on market $155,000 Active 87 DOM
13. 2026-06-03
    days on market $155,000 Active 86 DOM
14. 2026-06-02
    days on market $155,000 Active 85 DOM
15. 2026-06-01
    days on market $155,000 Active 84 DOM
16. 2026-05-31
    days on market $155,000 Active 83 DOM
17. 2026-05-30
    days on market $155,000 Active 82 DOM
18. 2026-03-09
    listed $155,000 Active 339-char remark

    Show marketing remark (339 chars)

    Great 3 bedroom 2 bath home in established quiet neighborhood. . abundance of mature trees on the lot. Fenced yard. Tankless Hot Water System installed in 2025. Hardwood floors. Roof installed in 2023. A/C Heating Package replaced in 2014. New stove 2025. Refrigerator 2022. Large lot with lots of potential. Same owner for over 60 years.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $19,498
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,509
• Taxable income: $87
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,529/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): 39,364
• Household income: $69,166
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1819.0

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 0.64)
• Race & ethnicity: White 53% Black 24% Hispanic / Latino 12% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 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: ▼ -146.90%
• Current HPI: 203.1499
• Rent YoY: ▲ 2.78%
• 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

• 2026-03-09 Listed $155,000 ForSaleByOwner.com

Property tax history

+1.1%/yr

Latest (2025): $11 · +10.9% YoY. Source: county tax records.