275 Nightingale Drive Dr · Columbus, GA 31906

$130,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 36 Days on market

Built 1980 10,454 sqft lot $119/sqft · at area comps Est $127k · at est.

---

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 +14.3/30.0
• ARV discount +6.3/15.0
• DSCR +4.4/10.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 3 bedroom, 1 bathroom property offering 1,096 square feet of comfortable living space. Original wood floors add warmth and character throughout the home, creating an inviting atmosphere from the moment you walk in. The home has been thoughtfully cared for, providing a clean and fresh feel for its next owner. Step outside to a fully fenced backyard, perfect for outdoor enjoyment, pets, or simply relaxing in your own private space. Located in a quiet area, this property offers a great opportunity for those looking for a well-kept home with charm and practicality.

Key facts

• Original wood floors
• Quiet area
• 0.24 acre lot

Tags

• ORIGINAL WOOD FLOORS
• FULLY FENCED BACKYARD
• QUIET AREA

Property features AI

Finance

• Other: Property type: Residential single-family; Lot dimensions approximately 75 x 140 (0.24 acres); Road frontage on a city street with asphalt road surface; Crawl space foundation
• Financial info: No financial details included
• HOA & community: No community features listed

Exterior

• Parking: Carport (1 covered space, 1 carport space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone service available; Sewer available; Water available
• Home design: Single family residence; One-story; No common walls
• Construction: Brick construction
• Exterior features: Level lot; Back yard with chain link fencing; Shingle roof; Has a view; No additional exterior features listed; No patio or porch features listed; No pool or spa

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Double-pane windows; Smoke detector(s); Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $25 ($297/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 $110k (15.4% below list).
• Recommended offer: $110k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 fast (+4.8%/yr); 118 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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

• It's been on market 36 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $110,033 (15.4% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.85% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $126,572
• List price: $130,000
• Delta: 2.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3764 Meadowlark Dr	0.35mi	3/1.5	1,121 (+2%)	14mo	$155,400	$139	66
3581 Irwin Way	0.31mi	3/1.0	1,030 (-6%)	13mo	$135,000	$131	65
3657 Saint Marys Rd	0.09mi	3/1.0	1,196 (+9%)	21mo	$115,000	$96	63
3646 Saint Marys Rd	0.06mi	3/2.0	1,220 (+11%)	17mo	$120,000	$98	61
524 Parkchester Dr	0.60mi	3/1.0	1,092 (-0%)	20mo	$57,000	$52	55
4003 Saint Marys Rd	0.60mi	3/2.0	1,161 (+6%)	9mo	$142,000	$122	51
616 Mill Dr	0.70mi	3/1.0	1,052 (-4%)	18mo	$65,000	$62	46
3435 Buena Vista Rd	0.58mi	3/2.0	944 (-14%)	6mo	$79,000	$84	41
519 Parkchester Dr	0.60mi	3/2.0	942 (-14%)	8mo	$53,000	$56	38
679 Parkchester Dr	0.73mi	2/1.0 (-1)	942 (-14%)	6mo	$22,142	$24	33

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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-17,452
• Equity at exit: $19,383

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-4,495
• Equity at exit: $11,240

Cash invested: $36,400 (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 31906

• Rents YoY: 4.8%
• Active inventory: 118
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$682
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $25

Break-even live

Break-even rent $1,069

Max offer price $130,000

Occupancy floor 93%

Sensitivity live

Price	-10% $98	-5% $62	+0% $25	+5% $-12	+10% $-49
Rent	-10% $-62	-5% $-19	+0% $25	+5% $68	+10% $112
Rate	-1.0pp $90	-0.5pp $58	base $25	+0.5pp $-9	+1.0pp $-43

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	14d	6	0.46mi
9 Montclair Ct Unit B Columbus, GA	2.0	1.5	959	$950	$0.99	44d	1	0.68mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	0.86mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	14d	12	0.91mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	44d	1	0.92mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	14d	1	0.93mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	14d	1	0.96mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	21d	1	0.96mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	0.98mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	21d	1	1.03mi
2823 Lee St Columbus, GA	4.0	2.0	1328	$1,500	$1.13	21d	1	1.05mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	1.05mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	1.10mi
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	44d	1	1.11mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	14d	1	1.12mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	21d	1	1.14mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	14d	1	1.14mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	1.21mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	44d	1	1.21mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	44d	1	1.25mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	1.27mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	44d	1	1.27mi
3503 Ruben St Columbus, GA	4.0	1.0	1054	$1,100	$1.04	14d	1	1.32mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	14d	1	1.33mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$1,099	$1.00	14d	8	1.33mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	44d	1	1.35mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	14d	1	1.35mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	14d	1	1.35mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	14d	1	1.36mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	21d	1	1.43mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	21d	1	1.46mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$1,099	$1.02	14d	14	1.46mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	44d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $130,000 Active 36 DOM
2. 2026-06-17
   days on market $130,000 Active 35 DOM
3. 2026-06-16
   days on market $130,000 Active 34 DOM
4. 2026-06-15
   days on market $130,000 Active 33 DOM
5. 2026-06-14
   days on market $130,000 Active 31 DOM
6. 2026-06-13
   days on market $130,000 Active 30 DOM
7. 2026-06-10
   days on market $130,000 Active 28 DOM
8. 2026-06-09
   days on market $130,000 Active 27 DOM
9. 2026-06-08
   days on market $130,000 Active 26 DOM
10. 2026-06-07
    days on market $130,000 Active 25 DOM
11. 2026-06-05
    days on market $130,000 Active 22 DOM
12. 2026-06-03
    days on market $130,000 Active 21 DOM
13. 2026-06-02
    days on market $130,000 Active 20 DOM
14. 2026-06-01
    days on market $130,000 Active 19 DOM
15. 2026-05-31
    days on market $130,000 Active 18 DOM
16. 2026-05-30
    days on market $130,000 Active 17 DOM
17. 2026-05-18
    price $130,000 604-char remark

    Show marketing remark (604 chars)

    Welcome home to this well-maintained 3 bedroom, 1 bathroom property offering 1,096 square feet of comfortable living space. Original wood floors add warmth and character throughout the home, creating an inviting atmosphere from the moment you walk in. The home has been thoughtfully cared for, providing a clean and fresh feel for its next owner. Step outside to a fully fenced backyard, perfect for outdoor enjoyment, pets, or simply relaxing in your own private space. Located in a quiet area, this property offers a great opportunity for those looking for a well-kept home with charm and practicality.

18. 2026-05-18
    price $130,000 604-char remark

    Show marketing remark (604 chars)

    Welcome home to this well-maintained 3 bedroom, 1 bathroom property offering 1,096 square feet of comfortable living space. Original wood floors add warmth and character throughout the home, creating an inviting atmosphere from the moment you walk in. The home has been thoughtfully cared for, providing a clean and fresh feel for its next owner. Step outside to a fully fenced backyard, perfect for outdoor enjoyment, pets, or simply relaxing in your own private space. Located in a quiet area, this property offers a great opportunity for those looking for a well-kept home with charm and practicality.

19. 2026-05-13
    listed $140,000 Active 604-char remark

    Show marketing remark (604 chars)

    Welcome home to this well-maintained 3 bedroom, 1 bathroom property offering 1,096 square feet of comfortable living space. Original wood floors add warmth and character throughout the home, creating an inviting atmosphere from the moment you walk in. The home has been thoughtfully cared for, providing a clean and fresh feel for its next owner. Step outside to a fully fenced backyard, perfect for outdoor enjoyment, pets, or simply relaxing in your own private space. Located in a quiet area, this property offers a great opportunity for those looking for a well-kept home with charm and practicality.

20. 2026-05-13
    listed $140,000 Active 604-char remark

    Show marketing remark (604 chars)

    Welcome home to this well-maintained 3 bedroom, 1 bathroom property offering 1,096 square feet of comfortable living space. Original wood floors add warmth and character throughout the home, creating an inviting atmosphere from the moment you walk in. The home has been thoughtfully cared for, providing a clean and fresh feel for its next owner. Step outside to a fully fenced backyard, perfect for outdoor enjoyment, pets, or simply relaxing in your own private space. Located in a quiet area, this property offers a great opportunity for those looking for a well-kept home with charm and practicality.

21. 2026-05-05
    price $140,000
22. 2024-06-18
    soldstatus $115,000 Closed
23. 2024-06-18
    soldstatus $115,000
24. 2024-06-04
    status Pending
25. 2024-05-30
    listed $119,900 Active
26. 2022-06-27
    soldstatus $102,000
27. 2022-06-24
    soldstatus $102,000
28. 2022-05-23
    listed $99,900

ⓘ 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: $1,303 · $109/mo
• Projected year-2 tax: $1,303 · $109/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,204
• − Mortgage interest: −$7,282
• − Property taxes: −$1,303
• − Insurance: −$650
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,782
• Taxable loss: −$1,925
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $759/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

+30.1% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $130,000 EABOR
• 2026-05-18 Price Changed $130,000 CBOR
• 2026-05-13 Listed $140,000 EABOR
• 2026-05-13 Listed $140,000 CBOR
• 2026-05-05 Price Changed $140,000 CBOR
• 2024-06-18 Sold (Public Records) $115,000 Public Records
• 2024-06-18 Sold (MLS) $115,000 CBOR
• 2024-06-04 Pending — CBOR
• 2024-05-30 Listed $119,900 CBOR
• 2022-06-27 Sold (Public Records) $102,000 Public Records
• 2022-06-24 Sold (MLS) $102,000 CBOR
• 2022-05-23 Listed $99,900 CBOR

Property tax history

+1.8%/yr

Latest (2025): $1,303 · +49.1% YoY. Source: county tax records.