820 Harbison Dr · Columbus, GA 31903

$65,000

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 106 Days on market

Built 1950 9,148 sqft lot $69/sqft · 101% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• 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

Renovated brick 2 bedroom, 1 bath rental property with an established tenant in place. Ideal for investors seeking immediate cash flow. This well maintained home offers a functional layout, comfortable living spaces, and a strong rental history. Conveniently located near local amenities, shopping, and public transportation. Stable income potential from day one. Please do not disturb tenant. Showing available with an accepted offer only.

Key facts

• 9,148 sq ft lot
• Listed 106 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($907 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 (+1.8%/yr); 100 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 34% 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 $449 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 + 1.8% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• 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 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 1950 — 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: 1.39% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.95%
• DSCR: 1.93
• GRM: 6.0

CMA / ARV

• ARV (median comp): $32,382
• List price: $65,000
• Delta: 100.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Winston Rd	0.14mi	2/1.0	1,008 (+7%)	5mo	$7,500	$7	78
1114 Brooks Rd	0.30mi	2/1.0	942 (0%)	12mo	$25,000	$27	76
917 Brooks Rd	0.07mi	2/1.0	858 (-9%)	14mo	$22,500	$26	70
716 Benning Dr	0.23mi	2/1.5	1,056 (+12%)	4mo	$53,300	$50	64
184 30th Ave	0.51mi	3/1.0 (+1)	961 (+2%)	7mo	$105,000	$109	62
270 32nd Ave	0.38mi	2/1.0	1,053 (+12%)	3mo	$19,900	$19	60
2916 Lee St	0.54mi	2/1.0	1,021 (+8%)	2mo	$42,000	$41	60
929 Winston Rd	0.13mi	3/2.0 (+1)	1,064 (+13%)	5mo	$105,000	$99	59
909 Sheridan Ave	0.35mi	3/2.0 (+1)	984 (+4%)	10mo	$29,000	$29	59
345 29th Ave	0.73mi	2/1.0	944 (+0%)	9mo	$39,500	$42	58
3110 Victory Dr	0.62mi	3/2.0 (+1)	1,000 (+6%)	3mo	$12,000	$12	49
2721 Lee St	0.73mi	2/1.0	834 (-12%)	4mo	$25,000	$30	43

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: 12.1%
• Equity multiple: 1.47×
• Total profit: $8,621
• Equity at exit: $9,692

10-year hold

• IRR: 20.1%
• Equity multiple: 2.61×
• Total profit: $29,229
• Equity at exit: $5,620

Cash invested: $18,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $907 high
• Mortgage (P&I): −$341
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $318

Break-even live

Break-even rent $504

Max offer price $65,000

Occupancy floor 60%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	0.22mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	43d	1	0.36mi
3217 Lee St Apt 1 Columbus, GA	2.0	1.0	688	$899	$1.31	43d	1	0.37mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	13d	1	0.38mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$999	$0.93	13d	14	0.40mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$999	$0.91	13d	8	0.48mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	0.64mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	43d	1	0.89mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	0.95mi
2406 Dawson St #2 Columbus, GA	2.0	1.0	565	$700	$1.24	21d	1	1.05mi
497 Mellon St Columbus, GA	1.0	1.0	600	$600	$1.00	21d	1	1.08mi
214 23rd Ave Unit A Columbus, GA	1.0	1.0	640	$410	$0.64	13d	1	1.19mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	1.21mi
2106 S Andrews Cir Unit A Columbus, GA	1.0	1.0	700	$575	$0.82	13d	1	1.29mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$713	$0.59	21d	1	1.30mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	13d	6	1.30mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	1.36mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	1.43mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	43d	1	1.43mi

Listing history 25 events

1. 2026-06-18
   days on market $65,000 Active 106 DOM
2. 2026-06-17
   days on market $65,000 Active 105 DOM
3. 2026-06-16
   days on market $65,000 Active 104 DOM
4. 2026-06-15
   days on market $65,000 Active 103 DOM
5. 2026-06-14
   days on market $65,000 Active 101 DOM
6. 2026-06-13
   days on market $65,000 Active 100 DOM
7. 2026-06-10
   days on market $65,000 Active 98 DOM
8. 2026-06-09
   days on market $65,000 Active 97 DOM
9. 2026-06-08
   days on market $65,000 Active 96 DOM
10. 2026-06-07
    days on market $65,000 Active 95 DOM
11. 2026-06-05
    days on market $65,000 Active 92 DOM
12. 2026-06-03
    days on market $65,000 Active 91 DOM
13. 2026-06-02
    days on market $65,000 Active 90 DOM
14. 2026-06-01
    days on market $65,000 Active 89 DOM
15. 2026-05-31
    days on market $65,000 Active 88 DOM
16. 2026-05-30
    days on market $65,000 Active 87 DOM
17. 2026-03-04
    listed $65,000 Active 440-char remark

    Show marketing remark (440 chars)

    Renovated brick 2 bedroom, 1 bath rental property with an established tenant in place. Ideal for investors seeking immediate cash flow. This well maintained home offers a functional layout, comfortable living spaces, and a strong rental history. Conveniently located near local amenities, shopping, and public transportation. Stable income potential from day one. Please do not disturb tenant. Showing available with an accepted offer only.

18. 2025-05-17
    historical $765
19. 2025-04-18
    price $765
20. 2024-10-26
    price $795
21. 2024-10-19
    listed $775
22. 2024-01-08
    historical $725
23. 2023-11-29
    price $725
24. 2023-10-30
    listed $750
25. 2022-03-16
    price $650

ⓘ 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: $366 · $30/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$232/yr (+$19/mo · 63.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $10,878
• − Mortgage interest: −$3,641
• − Property taxes: −$366
• − Insurance: −$325
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$1,891
• Taxable income: $2,915
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $3,113/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

9 events — show timeline

• 2026-03-04 Listed $65,000 CBOR
• 2025-05-17 Rental Removed $765 APPFOLIO
• 2025-04-18 Price Changed $765 APPFOLIO
• 2024-10-26 Price Changed $795 APPFOLIO
• 2024-10-19 Listed for Rent $775 APPFOLIO
• 2024-01-08 Rental Removed $725 APPFOLIO
• 2023-11-29 Price Changed $725 APPFOLIO
• 2023-10-30 Listed for Rent $750 APPFOLIO
• 2022-03-16 Price Changed $650 APPFOLIO

Property tax history

+5.7%/yr

Latest (2025): $366 · +0.0% YoY. Source: county tax records.