5318 St. Marys Rd · Columbus, GA 31907

$157,950

4 bd · 3.0 ba · 2,754 sqft · SingleFamily public records · 6 Days on market

Built 1964 0.35 ac lot $57/sqft · 41% below area Est $270k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

2 story 4br/3ba home located in Battle Forest subdivision. Home features kitchen with dining area. Living room. 1 bedroom and bathroom on main level. Upper level features 3 bedrooms and 2 bathrooms. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

Key facts

• 0.35 acre lot
• Listed 6 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Brick and frame construction
• Exterior features: Fenced yard; Outbuilding; Sloped lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Electric range; Microwave; Carpet flooring; Crawl space
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 11.8% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• At $2,212/mo this rent would consume 49% of the median local household income ($54k/yr) (locally 2138% 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 $5k 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 + 4.8% rent growth), your $44k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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, 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 $157,950

Questions for the listing agent

1. Built in 1964 — 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: 1.40% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.63%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

• ARV (median comp): $269,816
• List price: $157,950
• Delta: -41.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
738 Honeydo Ct	0.34mi	5/3.0 (+1)	2,739 (-0%)	8mo	$315,000	$115	72
5310 Stoney Pointe Rd	0.44mi	4/2.5	2,531 (-8%)	3mo	$280,000	$111	61
5294 Bunker Hill Ct	0.41mi	5/2.5 (+1)	2,646 (-4%)	7mo	$268,000	$101	61
4965 Brightstar Ln	0.49mi	4/2.5	2,902 (+5%)	7mo	$298,000	$103	60
4943 Brightstar Ln	0.61mi	5/3.0 (+1)	2,722 (-1%)	9mo	$270,000	$99	56
1406 Antietam Dr	0.55mi	5/2.5 (+1)	2,899 (+5%)	4mo	$309,900	$107	56
1388 Antietam Dr	0.51mi	4/3.5	2,586 (-6%)	11mo	$259,000	$100	55
5109 Lexington Ln	0.64mi	4/2.5	2,920 (+6%)	7mo	$310,000	$106	52
512 Shootingstar St	0.59mi	5/3.5 (+1)	2,997 (+9%)	1mo	$327,500	$109	50
5090 Lexington Ln	0.67mi	4/2.5	2,559 (-7%)	7mo	$268,000	$105	49
5185 Freedom Ridge Ct	0.71mi	4/2.5	2,464 (-10%)	1mo	$249,900	$101	46
514 Shootingstar St	0.61mi	5/3.0 (+1)	3,135 (+14%)	10mo	$338,000	$108	36

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: 13.6%
• Equity multiple: 1.56×
• Total profit: $24,599
• Equity at exit: $23,551

10-year hold

• IRR: 23.8%
• Equity multiple: 3.22×
• Total profit: $98,282
• Equity at exit: $13,657

Cash invested: $44,226 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,212 medium
• Mortgage (P&I): −$828
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $723

Break-even live

Break-even rent $1,296

Max offer price $157,950

Occupancy floor 62%

Sensitivity live

Price	-10% $813	-5% $768	+0% $723	+5% $679	+10% $634
Rent	-10% $549	-5% $636	+0% $723	+5% $811	+10% $898
Rate	-1.0pp $803	-0.5pp $764	base $723	+0.5pp $683	+1.0pp $641

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: $39,488
• Closing costs: $4,738
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5157 Legion Dr Columbus, GA	4.0	2.5	2557	$2,650	$1.04	45d	1	0.51mi
4940 Brightstar Ln Columbus, GA	5.0	3.0	3165	$2,400	$0.76	22d	1	0.57mi
5161 Legion Dr Columbus, GA	4.0	2.5	2332	$2,095	$0.90	45d	1	0.60mi
352 Henson Ave Columbus, GA	5.0	3.0	1950	$2,250	$1.15	15d	1	1.32mi

Listing history 5 events

1. 2026-05-03
   status Pending 596-char remark
2. 2026-04-27
   listed $157,950 Active 596-char remark
3. 2017-04-11
   soldstatus $143,000
4. 2017-01-13
   listed $145,000
5. 2011-03-08
   soldstatus $148,000

ⓘ 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: $1,555 · $130/mo
• Projected year-2 tax: $1,555 · $130/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $26,540
• − Mortgage interest: −$8,848
• − Property taxes: −$1,555
• − Insurance: −$790
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$4,595
• Taxable income: $6,506
• Est. tax owed @ 24.0%: −$1,561
• After-tax cash flow: $7,120/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

+6.7% since first listed

5 events — show timeline

• 2026-05-03 Pending — CBOR
• 2026-04-27 Listed $157,950 CBOR
• 2017-04-11 Sold (Public Records) $143,000 Public Records
• 2017-01-13 Listed $145,000 CBOR
• 2011-03-08 Sold (Public Records) $148,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $1,555 · +0.1% YoY. Source: county tax records.