5552 Valleybrook Rd · Columbus, GA 31907

$109,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 27 Days on market

Built 1964 0.26 ac lot Est $88k · 24% over

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Why this score? — see what drove the C- 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

NEW ROOF, NEW PAINT, NEW FLOORING, LARGE LEVEL BACKYARD, NEW KITCHEN COUNTERS AND MUCH MORE!

Key facts

• 0.26 acre lot
• Listed 27 days

Property features AI

Finance

• Other: Zoning: RES

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residential property
• Construction: Brick construction
• Exterior features: Level to sloped lot; Subdivision: Brookridge

Interior

• Kitchen: Gas range; Microwave
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Kitchen island
• Laundry & utility: Dedicated laundry room; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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); 256 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

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 $107,365 (1.5% below list)

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: 1.13% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $87,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1174 Hamby Dr	0.14mi	3/1.0	1,008 (+3%)	1mo	$65,000	$64	87
5555 Blueridge Ct	0.13mi	3/1.0	1,000 (+3%)	4mo	$90,000	$90	86
5429 Susan Ln	0.30mi	3/1.0	1,000 (+3%)	2mo	$50,000	$50	80
4722 Pollman St	0.44mi	3/1.0	912 (-6%)	2mo	$105,000	$115	67
5038 Wellborn Dr	0.43mi	3/1.0	1,056 (+8%)	5mo	$55,000	$52	62
1737 Emerson Ave	0.52mi	3/1.0	1,050 (+8%)	2mo	$72,000	$69	61
4979 Gardiner Dr	0.67mi	3/1.5	1,000 (+3%)	4mo	$118,900	$119	59
812 Greenbrier Dr	0.36mi	3/1.0	1,100 (+13%)	3mo	$118,000	$107	59
5255 Eton Dr	0.48mi	3/1.0	1,075 (+10%)	4mo	$60,000	$56	57
5730 Teresa St	0.29mi	3/1.5	1,121 (+15%)	5mo	$65,000	$58	56
1068 Valencia Dr	0.48mi	3/2.0	1,120 (+15%)	4mo	$110,000	$98	45
4952 Gardiner Dr	0.73mi	3/1.5	1,084 (+11%)	4mo	$158,500	$146	42

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,396
• Equity at exit: $16,252

10-year hold

• IRR: 13.2%
• Equity multiple: 2.14×
• Total profit: $34,719
• Equity at exit: $9,424

Cash invested: $30,520 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$572
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $279

Break-even live

Break-even rent $883

Max offer price $109,000

Occupancy floor 72%

Sensitivity live

Price	-10% $341	-5% $310	+0% $279	+5% $248	+10% $217
Rent	-10% $181	-5% $230	+0% $279	+5% $328	+10% $377
Rate	-1.0pp $334	-0.5pp $307	base $279	+0.5pp $251	+1.0pp $222

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	45d	1	0.34mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	15d	1	0.37mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	45d	1	0.41mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	15d	1	0.41mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	45d	1	0.42mi
5431 Buena Vista Rd Columbus, GA	2.0	2.0	850	$1,050	$1.24	45d	1	0.49mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	45d	1	0.51mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	22d	1	0.51mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	15d	1	0.54mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	45d	1	0.55mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	22d	1	0.86mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	22d	1	1.04mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	22d	1	1.30mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	15d	1	1.34mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	22d	1	1.35mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	22d	1	1.37mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	22d	1	1.39mi

Listing history 17 events

1. 2026-06-18
   days on market $109,000 Active 27 DOM
2. 2026-06-17
   days on market $109,000 Active 26 DOM
3. 2026-06-16
   days on market $109,000 Active 25 DOM
4. 2026-06-15
   days on market $109,000 Active 24 DOM
5. 2026-06-14
   days on market $109,000 Active 22 DOM
6. 2026-06-13
   days on market $109,000 Active 21 DOM
7. 2026-06-10
   days on market $109,000 Active 19 DOM
8. 2026-06-09
   days on market $109,000 Active 18 DOM
9. 2026-06-08
   days on market $109,000 Active 17 DOM
10. 2026-06-07
    days on market $109,000 Active 16 DOM
11. 2026-06-05
    days on market $109,000 Active 13 DOM
12. 2026-06-03
    days on market $109,000 Active 12 DOM
13. 2026-06-02
    days on market $109,000 Active 11 DOM
14. 2026-06-01
    days on market $109,000 Active 10 DOM
15. 2026-05-31
    days on market $109,000 Active 9 DOM
16. 2026-05-30
    days on market $109,000 Active 8 DOM
17. 2026-05-22
    listed $109,000 Active

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$36/yr (+$3/mo · 3.7%)

ⓘ 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 3/10 Moderate
• 🌡 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,834
• − Mortgage interest: −$6,106
• − Property taxes: −$967
• − Insurance: −$545
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$3,171
• Taxable income: $1,672
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,947/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

• 2026-05-22 Listed $109,000 CBOR

Property tax history

+0.8%/yr

Latest (2025): $967 · +0.0% YoY. Source: county tax records.