2104 Monaco Dr · Columbus, GA 31903

$77,500

3 bd · 2.0 ba · 1,497 sqft · SingleFamily public records · 38 Days on market

Built 1956 0.26 ac lot $52/sqft · 17% below area Est $94k · 17% 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 +24.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +7.9/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Traditional brick ranch 3 bedroom, 2 bath home on a corner lot with a fenced back yard . .. perfect investor opportunity. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). Earnest money to be held by Closing attorney and must be cashiers check or certified funds. Proof of funds required on cash transactions. Lender Pre-Approval letter for financed offers (dated within last 30 days) required for finance offers. AL Redemption Bond may be required by Buyer's lender and/or title provider and will not be paid for by seller. If property was built prior to 1978, Lead Based Paint Potentially exists.

Key facts

• 0.26 acre lot
• Parking
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+1.8%/yr); 100 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 37% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $536 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,175 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.30% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 6.4

CMA / ARV

• ARV (median comp): $93,588
• List price: $77,500
• Delta: -17.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2193 Shelby St	0.16mi	3/1.5	1,515 (+1%)	1mo	$80,000	$53	88
2353 Shelby St	0.47mi	3/2.0	1,568 (+5%)	4mo	$69,500	$44	67
20 Benning Dell Dr	0.44mi	4/2.0 (+1)	1,388 (-7%)	8mo	$165,000	$119	56
1474 Brewer Ave	0.59mi	4/2.0 (+1)	1,549 (+4%)	8mo	$129,000	$83	55
20 Muscogee Dr	0.41mi	4/2.0 (+1)	1,550 (+4%)	18mo	$55,000	$35	55
4152 Bellamy St	0.50mi	3/2.0	1,596 (+7%)	18mo	$126,500	$79	50
115 Engineer Dr	0.54mi	3/2.0	1,642 (+10%)	12mo	$52,000	$32	48
132 Ticknor Dr	0.60mi	3/1.0	1,308 (-13%)	2mo	$126,530	$97	46
261 Robert E Lee Dr	0.65mi	3/1.5	1,683 (+12%)	8mo	$60,000	$36	40
1612 Bowman St	0.44mi	3/1.0	1,288 (-14%)	18mo	$67,500	$52	37
4145 Swann St	0.65mi	3/1.5	1,300 (-13%)	12mo	$43,000	$33	35
4615 Otis Jones Dr	0.68mi	4/2.0 (+1)	1,292 (-14%)	13mo	$139,500	$108	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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-3,460
• Equity at exit: $11,556

10-year hold

• IRR: 3.8%
• Equity multiple: 1.26×
• Total profit: $5,695
• Equity at exit: $6,701

Cash invested: $21,700 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,011 high
• Mortgage (P&I): −$406
• Tax from tax record: −$200 /mo · $2,397/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $160

Break-even live

Break-even rent $808

Max offer price $77,500

Occupancy floor 79%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	43d	1	0.45mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	0.45mi
4 Dean Dr Columbus, GA	3.0	1.5	1200	$1,050	$0.88	13d	1	0.56mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	43d	1	0.62mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	13d	1	0.63mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	0.63mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	43d	1	0.63mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	0.73mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	13d	1	0.76mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	20d	1	0.83mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	43d	1	0.87mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	0.99mi
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	13d	1	0.99mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	13d	1	1.05mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	20d	1	1.23mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	20d	1	1.29mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	1.29mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	20d	1	1.36mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	13d	1	1.39mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	13d	1	1.39mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	13d	1	1.47mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $77,500 Pending 38 DOM
2. 2026-06-05
   days on market $77,500 Active 37 DOM
3. 2026-06-03
   days on market $77,500 Active 36 DOM
4. 2026-06-02
   days on market $77,500 Active 35 DOM
5. 2026-06-01
   days on market $77,500 Active 34 DOM
6. 2026-05-31
   days on market $77,500 Active 33 DOM
7. 2026-05-30
   days on market $77,500 Active 32 DOM
8. 2026-05-14
   status Active 761-char remark

   Show marketing remark (761 chars)

   Traditional brick ranch 3 bedroom, 2 bath home on a corner lot with a fenced back yard . .. perfect investor opportunity. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). Earnest money to be held by Closing attorney and must be cashiers check or certified funds. Proof of funds required on cash transactions. Lender Pre-Approval letter for financed offers (dated within last 30 days) required for finance offers. AL Redemption Bond may be required by Buyer's lender and/or title provider and will not be paid for by seller. If property was built prior to 1978, Lead Based Paint Potentially exists.

9. 2026-05-14
   status Active 761-char remark

   Show marketing remark (761 chars)

   Traditional brick ranch 3 bedroom, 2 bath home on a corner lot with a fenced back yard . .. perfect investor opportunity. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). Earnest money to be held by Closing attorney and must be cashiers check or certified funds. Proof of funds required on cash transactions. Lender Pre-Approval letter for financed offers (dated within last 30 days) required for finance offers. AL Redemption Bond may be required by Buyer's lender and/or title provider and will not be paid for by seller. If property was built prior to 1978, Lead Based Paint Potentially exists.

10. 2026-05-06
    status Pending 761-char remark

    Show marketing remark (761 chars)

    Traditional brick ranch 3 bedroom, 2 bath home on a corner lot with a fenced back yard . .. perfect investor opportunity. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). Earnest money to be held by Closing attorney and must be cashiers check or certified funds. Proof of funds required on cash transactions. Lender Pre-Approval letter for financed offers (dated within last 30 days) required for finance offers. AL Redemption Bond may be required by Buyer's lender and/or title provider and will not be paid for by seller. If property was built prior to 1978, Lead Based Paint Potentially exists.

11. 2026-05-06
    status Pending 761-char remark

    Show marketing remark (761 chars)

    Traditional brick ranch 3 bedroom, 2 bath home on a corner lot with a fenced back yard . .. perfect investor opportunity. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). Earnest money to be held by Closing attorney and must be cashiers check or certified funds. Proof of funds required on cash transactions. Lender Pre-Approval letter for financed offers (dated within last 30 days) required for finance offers. AL Redemption Bond may be required by Buyer's lender and/or title provider and will not be paid for by seller. If property was built prior to 1978, Lead Based Paint Potentially exists.

12. 2026-04-20
    listed $82,500 Active 761-char remark

    Show marketing remark (761 chars)

    Traditional brick ranch 3 bedroom, 2 bath home on a corner lot with a fenced back yard . .. perfect investor opportunity. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). Earnest money to be held by Closing attorney and must be cashiers check or certified funds. Proof of funds required on cash transactions. Lender Pre-Approval letter for financed offers (dated within last 30 days) required for finance offers. AL Redemption Bond may be required by Buyer's lender and/or title provider and will not be paid for by seller. If property was built prior to 1978, Lead Based Paint Potentially exists.

13. 2026-04-15
    listed $82,500 Active 761-char remark

    Show marketing remark (761 chars)

    Traditional brick ranch 3 bedroom, 2 bath home on a corner lot with a fenced back yard . .. perfect investor opportunity. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). Earnest money to be held by Closing attorney and must be cashiers check or certified funds. Proof of funds required on cash transactions. Lender Pre-Approval letter for financed offers (dated within last 30 days) required for finance offers. AL Redemption Bond may be required by Buyer's lender and/or title provider and will not be paid for by seller. If property was built prior to 1978, Lead Based Paint Potentially exists.

14. 2024-02-23
    soldstatus $144,900
15. 2024-02-13
    soldstatus $144,900 Closed
16. 2024-01-15
    historical Active Under Contract
17. 2024-01-03
    listed $144,900 Active
18. 2022-05-18
    soldstatus $2,317,400

ⓘ 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: $2,397 · $200/mo
• Projected year-2 tax: $2,397 · $200/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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,133
• − Mortgage interest: −$4,341
• − Property taxes: −$2,397
• − Insurance: −$388
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,255
• Taxable income: $811
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $1,728/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

-96.4% since first listed

11 events — show timeline

• 2026-05-14 Relisted — EABOR
• 2026-05-14 Relisted — CBOR
• 2026-05-06 Pending — CBOR
• 2026-05-06 Pending — EABOR
• 2026-04-20 Listed $82,500 EABOR
• 2026-04-15 Listed $82,500 CBOR
• 2024-02-23 Sold (Public Records) $144,900 Public Records
• 2024-02-13 Sold (MLS) $144,900 CBOR
• 2024-01-15 Contingent — CBOR
• 2024-01-03 Listed $144,900 CBOR
• 2022-05-18 Sold (Public Records) $2,317,400 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,397 · +98.5% YoY. Source: county tax records.