6257 Buena Vista Rd · Columbus, GA 31907

$65,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 139 Days on market

Built 1987 $73/sqft · 43% below area Est $114k · 43% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Income-producing property in an accessible East Columbus corridor! 6257 Buena Vista Rd features 3 bedrooms, 1 bath, and 896 sqft on a spacious 0.43-acre lot. This tenant-occupied home is positioned near shopping, dining, schools, and commuter routes, with easy access to Fort Moore and other major employment hubs that support rental demand. Sold As-Is.

Key facts

• Listed 139 days

Tags

• SPACIOUS 0.43 ACRE LOT
• EASY ACCESS TO FORT MOORE

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$113,639) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $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 + 4.8% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.90% ✓
• Cap rate: 16.97%
• Cash-on-cash: 38.14%
• DSCR: 2.70
• GRM: 4.4

CMA / ARV

• ARV (median comp): $113,639
• List price: $65,000
• Delta: -42.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
770 Andrea Dr	0.39mi	3/1.0	987 (+10%)	11mo	$120,000	$122	56
6119 Mill Branch Rd	0.57mi	3/1.0	1,000 (+12%)	6mo	$107,200	$107	49
971 Bethune Ct	0.15mi	2/1.0 (-1)	770 (-14%)	19mo	$52,900	$69	49
6101 Mill Branch Rd	0.58mi	3/1.0	1,000 (+12%)	13mo	$110,000	$110	43
758 Andrea Dr	0.40mi	3/1.0	1,026 (+14%)	23mo	$128,000	$125	38
5708 Cameo St	0.66mi	3/1.5	1,026 (+14%)	8mo	$67,000	$65	37
6107 Mill Branch Rd	0.58mi	3/1.0	1,000 (+12%)	22mo	$127,000	$127	36
5957 Mill Branch Rd	0.64mi	3/1.0	1,000 (+12%)	19mo	$105,000	$105	35
5945 Mill Branch Rd	0.64mi	3/1.0	1,000 (+12%)	23mo	$95,000	$95	31
5944 Mill Branch Rd	0.62mi	3/2.0	1,000 (+12%)	21mo	$129,000	$129	30

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: 36.1%
• Equity multiple: 2.57×
• Total profit: $28,603
• Equity at exit: $9,692

10-year hold

• IRR: 43.7%
• Equity multiple: 5.51×
• Total profit: $82,110
• 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 31907

• Rents YoY: 4.8%
• Active inventory: 256
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$341
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $578

Break-even live

Break-even rent $503

Max offer price $65,000

Occupancy floor 48%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	43d	1	0.63mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	43d	1	0.78mi
5431 Buena Vista Rd Columbus, GA	2.0	2.0	850	$1,050	$1.24	43d	1	0.97mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	43d	1	1.12mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	1.29mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	13d	1	1.35mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	21d	1	1.38mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	21d	1	1.40mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	13d	1	1.42mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	43d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 139 DOM
2. 2026-06-17
   days on market $65,000 Active 138 DOM
3. 2026-06-16
   days on market $65,000 Active 137 DOM
4. 2026-06-15
   days on market $65,000 Active 136 DOM
5. 2026-06-14
   days on market $65,000 Active 134 DOM
6. 2026-06-13
   days on market $65,000 Active 133 DOM
7. 2026-06-10
   days on market $65,000 Active 131 DOM
8. 2026-06-09
   days on market $65,000 Active 130 DOM
9. 2026-06-08
   days on market $65,000 Active 129 DOM
10. 2026-06-07
    days on market $65,000 Active 128 DOM
11. 2026-06-05
    days on market $65,000 Active 125 DOM
12. 2026-06-03
    days on market $65,000 Active 124 DOM
13. 2026-06-02
    days on market $65,000 Active 123 DOM
14. 2026-06-01
    days on market $65,000 Active 122 DOM
15. 2026-05-31
    days on market $65,000 Active 121 DOM
16. 2026-05-30
    days on market $65,000 Active 120 DOM
17. 2026-01-28
    listed $65,000 Active 353-char remark

    Show marketing remark (353 chars)

    Income-producing property in an accessible East Columbus corridor! 6257 Buena Vista Rd features 3 bedrooms, 1 bath, and 896 sqft on a spacious 0.43-acre lot. This tenant-occupied home is positioned near shopping, dining, schools, and commuter routes, with easy access to Fort Moore and other major employment hubs that support rental demand. Sold As-Is.

ⓘ 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: $357 · $30/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$241/yr (+$20/mo · 67.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $14,829
• − Mortgage interest: −$3,641
• − Property taxes: −$357
• − Insurance: −$325
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$1,891
• Taxable income: $6,242
• Est. tax owed @ 24.0%: −$1,498
• After-tax cash flow: $5,444/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

• 2026-01-28 Listed $65,000 CBOR

Property tax history

-2.4%/yr

Latest (2025): $357 · +0.0% YoY. Source: county tax records.