6101 River Rd #15 · Columbus, GA 31904

$162,900

2 bd · 2.5 ba · 1,360 sqft · Condo · 38 Days on market

Good condition $120/sqft · 24% below area Est $215k · 24% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +5.4/30.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This two-bedroom, two-and-a-half-bath condo at River Knoll checks a lot of boxes without a lot of hassle. At 1,360 square feet, the layout is efficient — open living area on the main floor, granite countertops, white cabinetry, dedicated laundry, and a half-bath for guests. Each bedroom upstairs has its own private bath, and the primary suite has solid closet space. Located near Green Island Hills, major hospitals, and everyday dining and retail, it's a practical, move-in-ready option for anyone looking to simplify without sacrificing convenience.

Key facts

• Move-in-ready
• Private bath
• Dedicated laundry

Tags

• GRANITE COUNTERTOPS
• WHITE CABINETRY
• DEDICATED LAUNDRY
• PRIVATE BATH
• SOLID CLOSET SPACE
• MOVE-IN-READY

Property features AI

Finance

• Other: Directions: Heading North on River Rd, River Knoll Condos on left
• HOA & community: Homeowners association; Community pool; Community tennis courts

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium; Residential property; 2-story building
• Construction: Brick construction
• Exterior features: Patio

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Has heating
• Interior features: Breakfast bar; Walk-in closet(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $163k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (18.9% below list).
• Recommended offer: $132k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 4.7% in Columbus — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: River Road Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 403 students, 96% FRL); Double Churches Middle School (math 15% / reading 23%, grade F, #368 of 470 statewide, top 79%, 413 students, 97% FRL); Northside High School (math 15% / reading 37%, grade F, #175 of 424 statewide, top 42%, 1,402 students, 32% FRL).
• Market conditions: Rents rising (+3.0%/yr); 337 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Watch-outs: HOA is 20% of rent.

Recommended offer $132,145 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.26%
• DSCR: 0.59
• GRM: 10.3

CMA / ARV

• ARV (median comp): $214,919
• List price: $162,900
• Delta: -24.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -32.5%
• Equity multiple: -0.06×
• Total profit: $-48,565
• Equity at exit: $24,289

10-year hold

• IRR: -37.0%
• Equity multiple: -0.54×
• Total profit: $-70,170
• Equity at exit: $14,085

Cash invested: $45,612 (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 31904

• Rents YoY: 3.0%
• Active inventory: 337
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$854
• Tax est. 1.5%: −$204 /mo · $2,444/yr
• Insurance: −$68
• HOA est. from 1 same-building comp: −$270
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-352

Break-even live

Break-even rent $1,767

Max offer price $111,991

Occupancy floor —

Sensitivity live

Price	-10% $-239	-5% $-296	+0% $-352	+5% $-408	+10% $-464
Rent	-10% $-456	-5% $-404	+0% $-352	+5% $-300	+10% $-247
Rate	-1.0pp $-270	-0.5pp $-310	base $-352	+0.5pp $-394	+1.0pp $-437

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4402 Riverchase Dr Phenix City, AL	1.0–3.0	1.0–2.0	1078	$1,538	$1.43	15d	21	1.30mi
1061 54th St Columbus, GA	3.0	1.0	1005	$1,100	$1.09	23d	1	1.32mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-22
   days on market $162,900 Active 38 DOM
2. 2026-06-18
   days on market $162,900 Active 35 DOM
3. 2026-06-17
   days on market $162,900 Active 34 DOM
4. 2026-06-16
   days on market $162,900 Active 33 DOM
5. 2026-06-15
   days on market $162,900 Active 32 DOM
6. 2026-06-14
   days on market $162,900 Active 30 DOM
7. 2026-06-13
   days on market $162,900 Active 29 DOM
8. 2026-06-10
   days on market $162,900 Active 27 DOM
9. 2026-06-09
   days on market $162,900 Active 26 DOM
10. 2026-06-08
    days on market $162,900 Active 25 DOM
11. 2026-06-07
    days on market $162,900 Active 24 DOM
12. 2026-06-05
    days on market $162,900 Active 21 DOM
13. 2026-06-03
    days on market $162,900 Active 20 DOM
14. 2026-06-02
    days on market $162,900 Active 19 DOM
15. 2026-06-01
    days on market $162,900 Active 18 DOM
16. 2026-05-31
    days on market $162,900 Active 17 DOM
17. 2026-05-30
    days on market $162,900 Active 16 DOM
18. 2026-05-14
    listed $162,900 Active 559-char remark
19. 2024-11-11
    listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,857
• − Mortgage interest: −$9,125
• − Property taxes: −$2,444
• − Insurance: −$814
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − HOA: −$3,240
• − Depreciation: −$4,739
• Taxable loss: −$7,042
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $-2,532/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in-ready two-bedroom, two-and-a-half-bath condo is in good condition with no major repairs needed. It offers a good balance of curb appeal and interior updates that could further increase its value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile in living areas — Hardwood or tile flooring would increase both resale and rental value
• Both Install smart home devices — Smart home devices can increase both resale and rental value by making the property more modern and convenient

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile in living areas — Hardwood or tile flooring would increase both resale and rental value ↑
• Both Install smart home devices — Smart home devices can increase both resale and rental value by making the property more modern and convenient ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 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: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• 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

-6.9% since first listed

2 events — show timeline

• 2026-05-14 Listed $162,900 CBOR
• 2024-11-11 Listed $175,000 EABOR