1016 Samson Ave · Columbus, GA 31906

$119,900

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 51 Days on market

Built 1938 5,663 sqft lot $102/sqft · 27% above area Est $95k · 27% over

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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
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• 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

Welcome home! This beautifully updated 3-bedroom, 1-bath brick home in Southwest Columbus is move-in ready and full of charm. Recent updates include new LVP flooring throughout, fresh interior and exterior paint, a brand new roof, updated fixtures, and a refreshed bathroom. The kitchen features a new sink and offers a functional layout for everyday living. Enjoy relaxing or entertaining on the large back porch just off the primary bedroom, along with added privacy from the newly installed fence. Home is all-electric and includes a new water heater for added efficiency. A new HVAC unit will be installed prior to closing, providing peace of mind for the next owner. Conveniently located near M

Key facts

• New water heater
• Updated lvp flooring
• New sink

Tags

• UPDATED LVP FLOORING
• NEW ROOF
• NEW SINK
• LARGE BACK PORCH
• NEWLY INSTALLED FENCE
• NEW WATER HEATER

Property features AI

Finance

• Other: Subdivision: Blandford Place; Directions available

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; Brick construction
• Construction: Brick exterior
• Exterior features: Level lot

Interior

• Kitchen: Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Microwave; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $61 ($728/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 $98k (18.2% below list).
• Recommended offer: $98k (18.2% 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: Brewer Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 498 students, 97% FRL); Rothschild Leadership Academy School (math 2% / reading 12%, grade F, #456 of 470 statewide, top 97%, 515 students, 96% FRL); Carver High School (math 10% / reading 75%, grade F, #51 of 424 statewide, top 12%, 916 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 122 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $829 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 51 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $120k implies a 404% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• 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 $98,136 (18.2% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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: 0.82% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (median comp): $94,721
• List price: $119,900
• Delta: 26.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2822 Colorado St	0.12mi	2/2.0	1,120 (-5%)	2mo	$41,000	$37	81
2309 Bell St	0.41mi	2/1.0	1,187 (+1%)	2mo	$32,000	$27	78
2810 Thomas St	0.16mi	3/2.0 (+1)	1,161 (-1%)	5mo	$90,000	$78	77
1104 Dunbar Ave	0.47mi	3/1.0 (+1)	1,213 (+3%)	1mo	$125,000	$103	67
2801 8th St	0.32mi	3/2.0 (+1)	1,245 (+6%)	2mo	$125,000	$100	64
2835 Thomas St	0.15mi	2/1.0	1,004 (-15%)	5mo	$35,000	$35	64
2505 Heard St	0.58mi	3/1.0 (+1)	1,158 (-2%)	2mo	$42,000	$36	64
2812 8th St	0.35mi	3/2.5 (+1)	1,257 (+7%)	2mo	$149,000	$119	60
1081 Rigdon Rd	0.25mi	3/1.0 (+1)	1,342 (+14%)	2mo	$65,000	$48	58
2534 Cole St	0.66mi	3/2.0 (+1)	1,094 (-7%)	0mo	$90,000	$82	48
2427 Marion St	0.44mi	3/2.0 (+1)	1,350 (+15%)	6mo	$104,000	$77	41
1043 Vera Dr	0.74mi	3/1.0 (+1)	1,045 (-11%)	3mo	$62,500	$60	40

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-13,789
• Equity at exit: $17,877

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $537
• Equity at exit: $10,367

Cash invested: $33,572 (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: 122
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$629
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $61

Break-even live

Break-even rent $905

Max offer price $119,900

Occupancy floor 89%

Sensitivity live

Price	-10% $129	-5% $95	+0% $61	+5% $27	+10% $-7
Rent	-10% $-17	-5% $22	+0% $61	+5% $99	+10% $138
Rate	-1.0pp $121	-0.5pp $91	base $61	+0.5pp $30	+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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 Lawyers Ln Columbus, GA	1.0	1.0	833	$525	$0.63	23d	1	0.24mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	45d	1	0.25mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	15d	1	0.25mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	45d	1	0.37mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	45d	1	0.40mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	45d	1	0.42mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	23d	1	0.42mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	15d	1	0.45mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	45d	1	0.51mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	45d	1	0.52mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	23d	1	0.60mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	15d	1	0.62mi
1315 Wildwood Ave Unit 1 Columbus, GA	1.0	1.0	700	$670	$0.96	45d	1	0.65mi
1315 Wildwood Ave Unit 29 Columbus, GA	1.0	1.0	752	$710	$0.94	23d	1	0.65mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	45d	1	0.67mi
1258 Cedar Ave Columbus, GA	2.0	2.0	1220	$1,400	$1.15	45d	1	0.71mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	23d	1	0.72mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	15d	1	0.78mi
1514 Forest Ave Columbus, GA	2.0	1.5	1128	$840	$0.74	45d	1	0.79mi
1919 12th St Unit B Columbus, GA	1.0	1.0	925	$725	$0.78	45d	1	0.87mi
1219 Owsley Ave Columbus, GA	1.0	1.0	951	$900	$0.95	45d	1	0.96mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,255	$0.99	15d	6	1.00mi
1519 16th Ave Columbus, GA	1.0	1.0	1000	$1,300	$1.30	46d	1	1.24mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	23d	1	1.27mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	45d	1	1.29mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	45d	1	1.29mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	23d	1	1.39mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	45d	1	1.39mi
917 Oakview Ave Unit D Columbus, GA	1.0	1.0	700	$975	$1.39	45d	1	1.39mi
917 Oakview Ave Unit 5 Columbus, GA	1.0	1.0	700	$975	$1.39	45d	1	1.39mi
1815 17th Ave Apt 7 Columbus, GA	2.0	1.0	937	$1,040	$1.11	45d	1	1.39mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,038	$1.08	15d	12	1.45mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	15d	1	1.48mi
2106 S Andrews Cir Unit A Columbus, GA	1.0	1.0	700	$575	$0.82	15d	1	1.49mi

Listing history 20 events

1. 2026-06-22
   days on market $119,900 Active 51 DOM
2. 2026-06-18
   days on market $119,900 Active 48 DOM
3. 2026-06-17
   days on market $119,900 Active 47 DOM
4. 2026-06-16
   days on market $119,900 Active 46 DOM
5. 2026-06-15
   days on market $119,900 Active 45 DOM
6. 2026-06-14
   days on market $119,900 Active 43 DOM
7. 2026-06-13
   days on market $119,900 Active 42 DOM
8. 2026-06-10
   days on market $119,900 Active 40 DOM
9. 2026-06-09
   days on market $119,900 Active 39 DOM
10. 2026-06-08
    days on market $119,900 Active 38 DOM
11. 2026-06-07
    days on market $119,900 Active 37 DOM
12. 2026-06-05
    days on market $119,900 Active 34 DOM
13. 2026-06-03
    days on market $119,900 Active 33 DOM
14. 2026-06-02
    days on market $119,900 Active 32 DOM
15. 2026-06-01
    days on market $119,900 Active 31 DOM
16. 2026-05-31
    days on market $119,900 Active 30 DOM
17. 2026-05-30
    days on market $119,900 Active 29 DOM
18. 2026-05-01
    listed $129,900 Active 821-char remark
19. 2025-10-21
    soldstatus $23,800
20. 2025-10-21
    soldstatus $23,800

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$673/yr (+$56/mo · 156.3%)

ⓘ 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 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,776
• − Mortgage interest: −$6,716
• − Property taxes: −$430
• − Insurance: −$600
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$3,488
• Taxable loss: −$1,342
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $1,050/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

+403.8% since first listed

4 events — show timeline

• 2026-05-29 Price Changed $119,900 CBOR
• 2026-05-01 Listed $129,900 CBOR
• 2025-10-21 Sold (Public Records) $23,800 Public Records
• 2025-10-21 Sold (Public Records) $23,800 Public Records

Property tax history

+43.7%/yr

Latest (2025): $430 · -42.7% YoY. Source: county tax records.