2473 Broadmoor Dr · Columbus, GA 31903

$75,000

3 bd · 2.0 ba · 1,099 sqft · SingleFamily public records · 13 Days on market

Built 1960 9,583 sqft lot Est $96k · 22% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +8.0/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this remodeled brick ranch 4 bedroom 2 bathroom with an open concept living and kitchen area! Right in between Fort Benning and downtown Columbus with a private backyard, room for parking, and a corner lot!

Key facts

• 9,583 sq ft lot
• Listed 13 days

Property features AI

Finance

• Other: Listing broker: Coldwell Banker / Kennon, Parker, Duncan & Davis; Listing agent: Tucker Pate

Exterior

• Home design: Single-family residence; Residential property
• Exterior features: Lot in Broadmoor subdivision

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Subdivision: BROADMOOR; Directions provided to property

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $75k).
• Cap rate 9.5% 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 (+1.8%/yr); 100 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 36% of the median local income ($32k/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 $519 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y ago 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, 78% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1960 — 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: 1.30% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $95,613
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 Ginny Ave	0.30mi	3/1.0	1,082 (-2%)	1mo	$62,000	$57	79
2331 Sharon Ave	0.03mi	3/1.0	989 (-10%)	2mo	$89,000	$90	76
2608 Walker St	0.29mi	3/1.0	1,054 (-4%)	2mo	$75,000	$71	74
2408 Cornell Ave	0.46mi	3/1.0	1,118 (+2%)	1mo	$62,000	$55	71
2715 S Rice St	0.41mi	3/1.0	1,080 (-2%)	8mo	$100,000	$93	67
2317 Sharon Ave	0.04mi	4/2.0 (+1)	1,246 (+13%)	5mo	$108,000	$87	66
2720 Wise St	0.34mi	3/1.0	1,182 (+8%)	3mo	$110,250	$93	65
3008 Blan St	0.68mi	3/1.0	1,054 (-4%)	2mo	$62,000	$59	56
2846 Walker St	0.54mi	3/1.0	990 (-10%)	1mo	$35,000	$35	54
2720 Broadmoor Dr	0.29mi	3/1.0	1,254 (+14%)	8mo	$116,000	$93	52
2450 Cornell Ave	0.49mi	2/1.0 (-1)	942 (-14%)	3mo	$146,000	$155	42
2936 Walker St	0.64mi	3/1.0	988 (-10%)	9mo	$30,900	$31	42

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-547
• Equity at exit: $11,183

10-year hold

• IRR: 7.7%
• Equity multiple: 1.55×
• Total profit: $11,495
• Equity at exit: $6,485

Cash invested: $21,000 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $972 high
• Mortgage (P&I): −$393
• Tax from tax record: −$144 /mo · $1,722/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $199

Break-even live

Break-even rent $719

Max offer price $75,000

Occupancy floor 74%

Sensitivity live

Price	-10% $242	-5% $221	+0% $199	+5% $178	+10% $157
Rent	-10% $123	-5% $161	+0% $199	+5% $238	+10% $276
Rate	-1.0pp $237	-0.5pp $219	base $199	+0.5pp $180	+1.0pp $160

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2550 Wedgefield Ct Columbus, GA	2.0	2.0	1100	$788	$0.72	14d	1	0.31mi
2231 Cornell Ave Columbus, GA	2.0	1.0	858	$950	$1.11	21d	1	0.47mi
2840 Walker St Columbus, GA	3.0	1.0	1032	$975	$0.94	44d	1	0.53mi
3014 Drake St Columbus, GA	2.0	1.0	858	$950	$1.11	44d	1	0.70mi
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	44d	1	0.74mi
3053 Blan St Columbus, GA	2.0	1.0	868	$875	$1.01	14d	1	0.81mi
2329 S Lumpkin Rd Columbus, GA	2.0	1.0	816	$850	$1.04	44d	1	0.87mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	14d	1	0.93mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	14d	1	0.95mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	44d	1	1.03mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	14d	1	1.12mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	14d	1	1.21mi

Listing history 20 events

1. 2026-06-18
   days on market $75,000 Active 13 DOM
2. 2026-06-17
   days on market $75,000 Active 12 DOM
3. 2026-06-16
   days on market $75,000 Active 11 DOM
4. 2026-06-15
   days on market $75,000 Active 10 DOM
5. 2026-06-14
   days on market $75,000 Active 8 DOM
6. 2026-06-13
   days on market $75,000 Active 7 DOM
7. 2026-06-10
   statusdays on market $75,000 Active 5 DOM
8. 2026-06-01
   statusdays on market $75,000 Pending 4 DOM
9. 2026-05-31
   days on market $75,000 Active 3 DOM
10. 2026-05-30
    days on market $75,000 Active 2 DOM
11. 2026-05-27
    listed $75,000 Active
12. 2023-03-08
    soldstatus $110,000
13. 2023-02-28
    soldstatus $110,000 216-char remark

    Show marketing remark (216 chars)

    Check out this remodeled brick ranch 4 bedroom 2 bathroom with an open concept living and kitchen area! Right in between Fort Benning and downtown Columbus with a private backyard, room for parking, and a corner lot!

14. 2023-02-28
    soldstatus $110,000 Sold 216-char remark

    Show marketing remark (216 chars)

    Check out this remodeled brick ranch 4 bedroom 2 bathroom with an open concept living and kitchen area! Right in between Fort Benning and downtown Columbus with a private backyard, room for parking, and a corner lot!

15. 2023-01-30
    historical Active Under Contract 216-char remark

    Show marketing remark (216 chars)

    Check out this remodeled brick ranch 4 bedroom 2 bathroom with an open concept living and kitchen area! Right in between Fort Benning and downtown Columbus with a private backyard, room for parking, and a corner lot!

16. 2023-01-26
    listed $109,000 216-char remark

    Show marketing remark (216 chars)

    Check out this remodeled brick ranch 4 bedroom 2 bathroom with an open concept living and kitchen area! Right in between Fort Benning and downtown Columbus with a private backyard, room for parking, and a corner lot!

17. 2023-01-26
    listed $109,000 New 216-char remark

    Show marketing remark (216 chars)

    Check out this remodeled brick ranch 4 bedroom 2 bathroom with an open concept living and kitchen area! Right in between Fort Benning and downtown Columbus with a private backyard, room for parking, and a corner lot!

18. 2022-08-09
    soldstatus $56,500
19. 2022-07-21
    listed $54,900
20. 2019-07-31
    listed $45,900

ⓘ 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: $1,722 · $144/mo
• Projected year-2 tax: $1,722 · $144/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 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,658
• − Mortgage interest: −$4,201
• − Property taxes: −$1,722
• − Insurance: −$375
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,182
• Taxable income: $1,313
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $2,078/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

+63.4% since first listed

10 events — show timeline

• 2026-05-27 Listed $75,000 CBOR
• 2023-03-08 Sold (Public Records) $110,000 Public Records
• 2023-02-28 Sold (MLS) $110,000 GAMLS
• 2023-02-28 Sold (MLS) $110,000 CBOR
• 2023-01-30 Contingent — GAMLS
• 2023-01-26 Listed $109,000 GAMLS
• 2023-01-26 Listed $109,000 CBOR
• 2022-08-09 Sold (MLS) $56,500 CBOR
• 2022-07-21 Listed $54,900 CBOR
• 2019-07-31 Listed $45,900 CBOR

Property tax history

+9.4%/yr

Latest (2025): $1,722 · +0.0% YoY. Source: county tax records.