1432 Hagan Dr · Columbus, GA 31907

$135,000

3 bd · 1.0 ba · 1,467 sqft · SingleFamily public records · 45 Days on market

Built 1963 10,454 sqft lot $92/sqft · 8% above area Est $125k · 8% over

---

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 +16.1/30.0
• DSCR +5.0/10.0
• 1% rule +4.7/10.0
• ARV discount +4.1/15.0
• 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

Why walk the stairs? Buyers come home to a Turn Key Property. You can have a Charming 4 sides Solid Brick 3 BR, 2 Full BATH Home with Curb Appeal recently Renovated with Modern Interior paint, New Laminate Flooring, New Ceiling fans, New Kitchen Upgrades, New Exterior Door awning. Eat-In Kitchen, Dining Rm, Family Rm, Porch and landscaped Fenced in Backyard! Nestled on a Large Beautiful Lot perfect for Family gatherings and Friends to Entertainment. Plenty of fenced in parking space. A neighborly and kept established neighborhood so close to everything in Columbus, Minutes to Highways, Fort Benning, Columbus Colleges, Shopping & more! Hurry this affordable home will not last long.

Key facts

• Solid brick
• New kitchen upgrades
• Fenced in backyard

Tags

• TURN KEY PROPERTY
• SOLID BRICK
• NEW LAMINATE FLOORING
• NEW KITCHEN UPGRADES
• FENCED IN BACKYARD
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Driveway with level access; Open parking available
• Utilities: Public water; Public sewer; Electricity available (220V in garage); Natural gas available; Cable available
• Home design: One-level home; Brick on all sides; Composition roof; Slab foundation; Accessible doors
• Construction: Brick 4-sides construction; Composition roof; Slab foundation; Resale condition
• Exterior features: Private entrance; Private yard; Front porch; Chain-link fencing; Paved road frontage on a private road; Near public transportation

Interior

• Kitchen: Open view to the family room; Dishwasher
• Bedrooms: Three main-level bedrooms; Primary bedroom located on the main level
• Flooring: Laminate floors
• Bathrooms: Two full bathrooms; Primary bath with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High 9-ft ceilings on the main level; Disappearing attic stairs; No shared/common walls; Sun room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $69 ($822/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 $131k (3.1% below list).
• Recommended offer: $131k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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+, crime F, commute 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.
• Zoned schools: Wesley Heights Elementary School (math 2% / reading 12%, grade F, #1,144 of 1,228 statewide, top 94%, 405 students, 96% FRL); Rothschild Leadership Academy School (math 2% / reading 12%, grade F, #456 of 470 statewide, top 97%, 515 students, 96% FRL); Kendrick High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 876 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 26% district-wide (-20 pts) — the specific schools serving this property underperform the Muscogee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 256 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $933 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 45 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $90k; list at $135k implies a 50% gain — meaningful room to come down on a strong offer.

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 $130,801 (3.1% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 8.6

CMA / ARV

• ARV (median comp): $125,421
• List price: $135,000
• Delta: 7.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5327 Kingsberry	0.40mi	3/2.0	1,526 (+4%)	3mo	$184,900	$121	68
2401 Skylake Dr	0.71mi	3/2.0	1,481 (+1%)	2mo	$175,000	$118	60
1646 Amber Dr	0.54mi	3/2.0	1,368 (-7%)	1mo	$200,000	$146	59
5010 Kingston Dr	0.61mi	3/2.0	1,369 (-7%)	2mo	$190,000	$139	55
2505 White Chapel Dr	0.74mi	3/2.0	1,520 (+4%)	2mo	$209,900	$138	54
6033 Luna Dr	0.72mi	3/2.0	1,392 (-5%)	1mo	$165,000	$119	53
2249 Mahan Dr	0.59mi	3/1.5	1,607 (+10%)	3mo	$160,000	$100	52
1014 Watson Dr	0.54mi	3/1.5	1,296 (-12%)	3mo	$140,000	$108	51
1809 Cumbaa Ct	0.73mi	4/2.0 (+1)	1,390 (-5%)	1mo	$191,500	$138	47
5529 Pollman St	0.49mi	4/2.0 (+1)	1,250 (-15%)	5mo	$146,000	$117	39
5525 Glenview Dr	0.68mi	4/3.0 (+1)	1,617 (+10%)	2mo	$190,000	$118	37
5100 Buckingham Ct	0.70mi	4/2.0 (+1)	1,295 (-12%)	3mo	$169,900	$131	37

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: -10.7%
• Equity multiple: 0.60×
• Total profit: $-15,034
• Equity at exit: $20,129

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,074
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$708
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $69

Break-even live

Break-even rent $1,221

Max offer price $135,000

Occupancy floor 90%

Sensitivity live

Price	-10% $145	-5% $107	+0% $69	+5% $30	+10% $-8
Rent	-10% $-35	-5% $17	+0% $69	+5% $120	+10% $172
Rate	-1.0pp $137	-0.5pp $103	base $69	+0.5pp $34	+1.0pp $-2

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	22d	1	0.05mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	14d	1	0.22mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	14d	1	0.22mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	44d	1	0.25mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	22d	1	0.29mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	14d	1	0.34mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	22d	1	0.37mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	44d	1	0.44mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	44d	1	0.48mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	44d	1	0.57mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	44d	1	0.59mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	14d	1	0.61mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	14d	1	0.61mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	44d	1	0.64mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	22d	1	0.66mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	44d	1	0.74mi
6044 Cordova Rd Columbus, GA	4.0	2.0	1381	$1,700	$1.23	44d	1	0.74mi
1417 Celeste Dr Columbus, GA	4.0	2.0	1443	$1,500	$1.04	44d	1	0.77mi
7005 Hunter Hill Ct Columbus, GA	4.0	2.0	1636	$1,800	$1.10	14d	1	0.79mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	22d	1	0.82mi
879 Arlington Dr Columbus, GA	4.0	2.0	1528	$1,400	$0.92	44d	1	0.88mi
845 Arlington Dr Columbus, GA	3.0	2.0	1250	$850	$0.68	44d	1	0.92mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	44d	1	0.94mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	22d	1	1.07mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	44d	1	1.10mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	22d	1	1.13mi
6025 Harvest Dr Columbus, GA	3.0	2.0	1301	$1,500	$1.15	44d	1	1.14mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	14d	1	1.14mi
4478 Lapaloma Dr Columbus, GA	3.0	2.5	1787	$1,550	$0.87	22d	1	1.15mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	22d	1	1.19mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	22d	1	1.19mi
5771 Spanish Oak Dr Columbus, GA	3.0	2.0	1282	$1,395	$1.09	22d	1	1.31mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	22d	1	1.33mi
3034 Lansing Ave Columbus, GA	3.0	2.0	1447	$1,500	$1.04	44d	1	1.36mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	44d	1	1.38mi
2011 Arrow Point Ln Columbus, GA	4.0	2.0	1756	$1,750	$1.00	44d	1	1.39mi
4312 Old Macon Rd #42 Columbus, GA	2.0	1.5	1120	$1,100	$0.98	22d	1	1.41mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	22d	1	1.41mi
4254 Fort St Columbus, GA	2.0	1.0	961	$900	$0.94	45d	1	1.42mi
6107 Crossbow Dr Columbus, GA	4.0	2.0	1490	$1,450	$0.97	22d	1	1.44mi

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 45 DOM
2. 2026-06-17
   days on market $135,000 Active 44 DOM
3. 2026-06-16
   days on market $135,000 Active 43 DOM
4. 2026-06-15
   days on market $135,000 Active 42 DOM
5. 2026-06-14
   days on market $135,000 Active 40 DOM
6. 2026-06-13
   days on market $135,000 Active 39 DOM
7. 2026-06-10
   days on market $135,000 Active 37 DOM
8. 2026-06-09
   days on market $135,000 Active 36 DOM
9. 2026-06-08
   days on market $135,000 Active 35 DOM
10. 2026-06-07
    days on market $135,000 Active 34 DOM
11. 2026-06-05
    days on market $135,000 Active 31 DOM
12. 2026-06-03
    days on market $135,000 Active 30 DOM
13. 2026-06-02
    days on market $135,000 Active 29 DOM
14. 2026-06-01
    days on market $135,000 Active 28 DOM
15. 2026-05-31
    days on market $135,000 Active 27 DOM
16. 2026-05-30
    days on market $135,000 Active 26 DOM
17. 2026-05-02
    listed $135,000 New 695-char remark

    Show marketing remark (695 chars)

    Why walk the stairs? Buyers come home to a Turn Key Property. You can have a Charming 4 sides Solid Brick 3 BR, 2 Full BATH Home with Curb Appeal recently Renovated with Modern Interior paint, New Laminate Flooring, New Ceiling fans, New Kitchen Upgrades, New Exterior Door awning. Eat-In Kitchen, Dining Rm, Family Rm, Porch and landscaped Fenced in Backyard! Nestled on a Large Beautiful Lot perfect for Family gatherings and Friends to Entertainment. Plenty of fenced in parking space. A neighborly and kept established neighborhood so close to everything in Columbus, Minutes to Highways, Fort Benning, Columbus Colleges, Shopping & more! Hurry this affordable home will not last long.

18. 2026-05-02
    listed $135,000 Active 695-char remark

    Show marketing remark (695 chars)

    Why walk the stairs? Buyers come home to a Turn Key Property. You can have a Charming 4 sides Solid Brick 3 BR, 2 Full BATH Home with Curb Appeal recently Renovated with Modern Interior paint, New Laminate Flooring, New Ceiling fans, New Kitchen Upgrades, New Exterior Door awning. Eat-In Kitchen, Dining Rm, Family Rm, Porch and landscaped Fenced in Backyard! Nestled on a Large Beautiful Lot perfect for Family gatherings and Friends to Entertainment. Plenty of fenced in parking space. A neighborly and kept established neighborhood so close to everything in Columbus, Minutes to Highways, Fort Benning, Columbus Colleges, Shopping & more! Hurry this affordable home will not last long.

19. 2022-06-10
    soldstatus $90,000

ⓘ 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: $2,407 · $201/mo
• Projected year-2 tax: $2,407 · $201/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 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: $15,696
• − Mortgage interest: −$7,562
• − Property taxes: −$2,407
• − Insurance: −$675
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,927
• Taxable loss: −$1,387
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $1,155/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

+50.0% since first listed

3 events — show timeline

• 2026-05-02 Listed $135,000 FMLS
• 2026-05-02 Listed $135,000 GAMLS
• 2022-06-10 Sold (Public Records) $90,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,407 · +0.0% YoY. Source: county tax records.