2736 Norris Rd · Columbus, GA 31907

$119,900

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 12 Days on market

Built 1950 0.31 ac lot Est $104k · 16% over

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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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated home is completely move-in ready with renovations throughout. Recent upgrades include new windows, fresh interior and exterior paint, updated flooring and light fixtures, white kitchen cabinetry with appliances, a newly fenced yard, and fresh landscaping with new sod. The home also offers a separate laundry area, a welcoming screened front porch perfect for enjoying your morning coffee or unwinding in the evening, and a private driveway for added convenience! Ideally situated near shopping, restaurants, and within walking distance to Columbus State University, this property is an excellent option for a primary residence or investment opportunity.

Key facts

• Updated flooring
• Fresh landscaping
• Newly fenced yard

Tags

• NEW WINDOWS
• UPDATED FLOORING
• WHITE KITCHEN CABINETRY
• NEWLY FENCED YARD
• FRESH LANDSCAPING
• SEPARATE LAUNDRY AREA

Property features AI

Finance

• Other: Lot about 0.31 acre; Subdivision: Highland Park

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story
• Construction: Stucco construction
• Exterior features: Patio; Screened porch; Fenced yard

Interior

• Kitchen: Gas range
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Gas range; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (2.0% below list).
• Recommended offer: $118k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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+, 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $829 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $117,520 (2.0% 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. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $103,680
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3146 Norris Rd	0.24mi	2/1.0	1,043 (-3%)	16mo	$100,000	$96	70
3129 Avon Dr	0.33mi	3/1.0 (+1)	980 (-9%)	6mo	$90,000	$92	60
3219 University Ave	0.40mi	2/2.0	1,189 (+10%)	10mo	$80,000	$67	52
3764 Mote Rd	0.55mi	2/1.0	928 (-14%)	19mo	$112,000	$121	35

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-7,632
• Equity at exit: $17,877

10-year hold

• IRR: 5.6%
• Equity multiple: 1.45×
• Total profit: $15,016
• Equity at exit: $10,367

Cash invested: $33,572 (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 31907

• Rents YoY: 4.8%
• Active inventory: 256
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$629
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $151

Break-even live

Break-even rent $984

Max offer price $119,900

Occupancy floor 82%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3111 Avon Dr Columbus, GA	2.0	1.5	1116	$1,100	$0.99	13d	1	0.26mi
3931 Dexter Dr Columbus, GA	2.0	1.0	1156	$850	$0.74	20d	1	0.49mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	20d	1	0.79mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	43d	1	0.79mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	13d	1	0.89mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,255	$0.99	13d	6	0.99mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	1.02mi
4254 Fort St Columbus, GA	2.0	1.0	961	$900	$0.94	44d	1	1.02mi
3828 Anglin Ct Columbus, GA	3.0	2.0	1477	$1,700	$1.15	20d	1	1.07mi
3711 Armour Ave Apt 21 Columbus, GA	2.0	1.0	1200	$1,057	$0.88	43d	1	1.11mi
3821 Armour Ave Columbus, GA	2.0	2.0	1200	$1,100	$0.92	43d	1	1.15mi
4419 Anglin Rd Columbus, GA	3.0	2.0	1039	$1,650	$1.59	13d	1	1.16mi
4312 Old Macon Rd #42 Columbus, GA	2.0	1.5	1120	$1,100	$0.98	20d	1	1.17mi
2840 Warm Springs Rd Columbus, GA	1.0–2.0	1.0–2.0	1196	$1,500	$1.25	13d	8	1.17mi
3828 Reese Rd Columbus, GA	3.0	2.0	1107	$2,450	$2.21	43d	1	1.20mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	43d	1	1.30mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	20d	1	1.33mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	13d	1	1.36mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	20d	1	1.36mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	20d	1	1.37mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	43d	1	1.39mi
3930 Fairview Dr Columbus, GA	2.0	1.0	1104	$1,350	$1.22	43d	1	1.44mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	13d	1	1.44mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	13d	1	1.47mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	43d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $119,900 Active 12 DOM
2. 2026-06-17
   days on market $119,900 Active 11 DOM
3. 2026-06-16
   days on market $119,900 Active 10 DOM
4. 2026-06-15
   days on market $119,900 Active 9 DOM
5. 2026-06-14
   days on market $119,900 Active 7 DOM
6. 2026-06-13
   days on market $119,900 Active 6 DOM
7. 2026-06-10
   days on market $119,900 Active 4 DOM
8. 2026-06-09
   status $119,900 Active 3 DOM
9. 2026-06-03
   statusdays on market $119,900 Pending 3 DOM
10. 2026-06-02
    days on market $119,900 Active 2 DOM
11. 2026-05-31
    remarks 679-char remark
12. 2026-05-31
    listed $119,900 Active 1 DOM

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,184 · $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 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: $14,102
• − Mortgage interest: −$6,716
• − Property taxes: −$1,184
• − Insurance: −$600
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,488
• Taxable loss: −$141
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,846/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

1 event — show timeline

• 2026-05-31 Listed $119,900 CBOR

Property tax history

+1.2%/yr

Latest (2025): $1,184 · +0.0% YoY. Source: county tax records.