2207 Bell St · Columbus, GA 31906

$204,900

4 bd · 2.0 ba · 1,792 sqft · MultiFamily public records · 14 Days on market

Built 1933 7,405 sqft lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Conveniently located close to town. The duplex has 3 bedrooms 1 bath on Main level and exterior access to upstairs Which has 1 bed and one bath with a small kitchen. Email is best communication for listing agent. Thanks

Key facts

• Renovated duplex
• New hvac systems
• New appliances

Tags

• RENOVATED DUPLEX
• ORIGINAL HARDWOOD FLOORS
• NEW ROOF
• NEW HVAC SYSTEMS
• NEW APPLIANCES
• NEW KITCHEN CABINETS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property)
• Exterior features: Level lot

Interior

• Flooring: Hardwood
• Heating & cooling: Central air; Forced air heating
• Interior features: Hardwood flooring; Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×1bd/1ba units multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $23 ($276/yr) — positive. Per door: $12/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (16.7% below list).
• Recommended offer: $171k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); 118 active listings in the ZIP; 16 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).
• At $1,706/mo this rent would consume 46% of the median local household income ($45k/yr) (locally 1003% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $65k; list at $205k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,600 (16.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-28,585
• Equity at exit: $30,551

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-9,580
• Equity at exit: $17,716

Cash invested: $57,372 (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 31906

• Rents YoY: 4.8%
• Active inventory: 118
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$165 /mo · $1,978/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $23

Break-even live

Break-even rent $1,677

Max offer price $204,900

Occupancy floor 94%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$877
1× unit	1	1	$828
Total (2 units)			$1,706

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	43d	1	0.11mi
2309 Willard St Columbus, GA	3.0	2.0	1803	$1,700	$0.94	13d	1	0.34mi
1192 Munro Ave Columbus, GA	3.0	2.0	1711	$1,750	$1.02	43d	1	0.35mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	13d	1	0.63mi
2944 10th St Columbus, GA	3.0	1.0	1550	$925	$0.60	13d	1	0.69mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	43d	1	0.71mi
1097 Bolton Ct Columbus, GA	3.0	2.5	2127	$1,350	$0.63	21d	1	0.77mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	0.80mi
1401 Coffee Ct Columbus, GA	4.0	1.0	1444	$1,250	$0.87	21d	1	0.85mi
1706 Wells Dr Columbus, GA	3.0	2.0	1990	$1,850	$0.93	13d	1	0.91mi
3122 Baldwin St Columbus, GA	5.0	2.0	1780	$1,500	$0.84	21d	1	0.92mi
1908 Garrard St Columbus, GA	4.0	2.0	1716	$1,600	$0.93	21d	1	1.14mi
3500 Ruben St Columbus, GA	4.0	3.0	2045	$1,295	$0.63	13d	1	1.19mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	13d	1	1.22mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,355	$1.07	13d	6	1.36mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	1.36mi

Listing history 12 events

1. 2026-06-18
   days on market $204,900 Active 14 DOM
2. 2026-06-17
   days on market $204,900 Active 13 DOM
3. 2026-06-16
   days on market $204,900 Active 12 DOM
4. 2026-06-15
   days on market $204,900 Active 11 DOM
5. 2026-06-14
   days on market $204,900 Active 9 DOM
6. 2026-06-13
   days on market $204,900 Active 8 DOM
7. 2026-06-10
   days on market $204,900 Active 6 DOM
8. 2026-06-09
   days on market $204,900 Active 5 DOM
9. 2026-06-08
   days on market $204,900 Active 4 DOM
10. 2026-06-07
    days on market $204,900 Active 3 DOM
11. 2026-06-05
    remarks 641-char remark
12. 2026-06-05
    listed $204,900 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: $1,978 · $165/mo
• Projected year-2 tax: $1,978 · $165/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 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,472
• − Mortgage interest: −$11,478
• − Property taxes: −$1,978
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$5,961
• Taxable loss: −$3,244
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $1,055/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): 20,400
• Household income: $44,965
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1003.0

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 28% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Slovak 1% Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -122.49%
• Current HPI: 113.2749
• 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

+360.4% since first listed

19 events — show timeline

• 2026-06-04 Listed $204,900 CBOR
• 2025-04-19 Sold (MLS) $65,000 CBOR
• 2025-03-01 Pending — CBOR
• 2025-02-13 Listed $66,850 CBOR
• 2023-12-31 Listing Removed — GAMLS
• 2023-10-15 Price Changed $128,000 CBOR
• 2023-10-15 Price Changed $128,000 GAMLS
• 2023-10-11 Price Changed $128,999 GAMLS
• 2023-10-11 Price Changed $128,999 CBOR
• 2023-08-24 Price Changed $130,000 CBOR
• 2023-08-24 Price Changed $130,000 GAMLS
• 2023-08-15 Price Changed $132,000 GAMLS
• 2023-07-26 Price Changed $135,000 CBOR
• 2023-07-26 Price Changed $135,000 GAMLS
• 2023-07-15 Relisted — GAMLS
• 2023-07-14 Pending — GAMLS
• 2023-05-28 Listed $140,000 GAMLS
• 2021-07-07 Sold (Public Records) $55,000 Public Records
• 2021-03-31 Sold (Public Records) $44,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,978 · +0.0% YoY. Source: county tax records.