1315 Pagoda Dr · Columbus, GA 31907

$149,999

3 bd · 2.0 ba · 1,377 sqft · SingleFamily public records · 14 Days on market

Built 1969 0.25 ac lot Est $186k · 19% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• 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

Move-in ready 3BR/2BA brick home in established Allison Estates! This well-maintained property offers 1,377 sq ft of comfortable living space with major updates already completed. Recent improvements include a new roof installed in December 2023, HVAC professionally serviced in June 2024, and luxury vinyl plank flooring added in 2019. The functional single-level layout provides both comfort and convenience, making it ideal for homeowners or investors. Situated on a spacious 0.25-acre lot, the home is conveniently located near schools, shopping, dining, parks, and major roadways. Vacant and ready for immediate occupancy. Don't miss this opportunity to own a well-cared-for home with strong lo

Key facts

• Spacious lot
• New roof
• Conveniently located

Tags

• NEW ROOF
• HVAC PROFESSIONALLY SERVICED
• LUXURY VINYL PLANK FLOORING
• SPACIOUS LOT
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Located in Allison Estates subdivision

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Fenced yard; Level lot

Interior

• Kitchen: Electric range
• Bathrooms: 2 full bathrooms
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $144k (4.0% below list).
• Recommended offer: $144k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/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 $1k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $72k; list at $150k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $144,032 (4.0% below list)

Questions for the listing agent

1. Built in 1969 — 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: 0.96% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $185,895
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6270 Mill Branch Rd	0.12mi	3/2.0	1,425 (+4%)	2mo	$194,900	$137	87
6033 Luna Dr	0.24mi	3/2.0	1,392 (+1%)	1mo	$165,000	$119	86
1524 Mazor Dr	0.23mi	4/2.0 (+1)	1,377 (0%)	2mo	$115,000	$84	83
6061 Luna Dr	0.20mi	3/2.0	1,308 (-5%)	4mo	$148,000	$113	79
1646 Amber Dr	0.55mi	3/2.0	1,368 (-1%)	1mo	$200,000	$146	73
6188 Valencia Dr	0.24mi	3/2.0	1,474 (+7%)	6mo	$199,000	$135	72
6085 Hunter Ridge Cir	0.57mi	3/2.0	1,358 (-1%)	1mo	$194,000	$143	71
1829 Celeste Dr	0.42mi	3/2.0	1,498 (+9%)	5mo	$165,000	$110	62
6038 Creekside Dr	0.69mi	3/2.0	1,442 (+5%)	1mo	$194,900	$135	59
1607 Mazor Dr	0.28mi	3/2.0	1,583 (+15%)	5mo	$210,000	$133	58
5773 Marlette Ct	0.69mi	3/2.0	1,225 (-11%)	3mo	$169,900	$139	47
5825 Stafford Ln	0.69mi	4/2.0 (+1)	1,528 (+11%)	2mo	$150,000	$98	43

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: -6.8%
• Equity multiple: 0.74×
• Total profit: $-10,771
• Equity at exit: $22,365

10-year hold

• IRR: 4.8%
• Equity multiple: 1.38×
• Total profit: $15,970
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$787
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $171

Break-even live

Break-even rent $1,224

Max offer price $149,999

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Celeste Dr Columbus, GA	4.0	2.0	1443	$1,500	$1.04	43d	1	0.18mi
6044 Cordova Rd Columbus, GA	4.0	2.0	1381	$1,700	$1.23	43d	1	0.24mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	43d	1	0.35mi
7005 Hunter Hill Ct Columbus, GA	4.0	2.0	1636	$1,800	$1.10	13d	1	0.42mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	21d	1	0.60mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	43d	1	0.65mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	43d	1	0.73mi
879 Arlington Dr Columbus, GA	4.0	2.0	1528	$1,400	$0.92	43d	1	0.76mi
845 Arlington Dr Columbus, GA	3.0	2.0	1250	$850	$0.68	43d	1	0.78mi
5771 Spanish Oak Dr Columbus, GA	3.0	2.0	1282	$1,395	$1.09	21d	1	0.90mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	43d	1	0.92mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	13d	1	0.92mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	21d	1	0.98mi
6025 Harvest Dr Columbus, GA	3.0	2.0	1301	$1,500	$1.15	43d	1	1.00mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	13d	1	1.02mi
2011 Arrow Point Ln Columbus, GA	4.0	2.0	1756	$1,750	$1.00	43d	1	1.10mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	1.10mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	21d	1	1.13mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	43d	1	1.15mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	13d	1	1.18mi
3420 Flintlock Dr Columbus, GA	4.0	2.0	1538	$1,750	$1.14	21d	1	1.18mi
6400 Sandy Bottom Dr Columbus, GA	3.0	2.0	1455	$1,850	$1.27	13d	1	1.21mi
6107 Crossbow Dr Columbus, GA	4.0	2.0	1490	$1,450	$0.97	21d	1	1.25mi
5009 Mint Dr Columbus, GA	4.0	2.0	1502	$1,750	$1.17	21d	1	1.26mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	13d	1	1.28mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	21d	1	1.28mi
3347 Flintlock Dr Columbus, GA	3.0	2.0	1644	$1,625	$0.99	21d	1	1.33mi
3034 Lansing Ave Columbus, GA	3.0	2.0	1447	$1,500	$1.04	43d	1	1.34mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	43d	1	1.41mi

Listing history 12 events

1. 2026-06-18
   days on market $149,999 Active 14 DOM
2. 2026-06-17
   days on market $149,999 Active 13 DOM
3. 2026-06-16
   days on market $149,999 Active 12 DOM
4. 2026-06-15
   days on market $149,999 Active 11 DOM
5. 2026-06-14
   days on market $149,999 Active 9 DOM
6. 2026-06-13
   days on market $149,999 Active 8 DOM
7. 2026-06-10
   days on market $149,999 Active 6 DOM
8. 2026-06-09
   days on market $149,999 Active 5 DOM
9. 2026-06-08
   days on market $149,999 Active 4 DOM
10. 2026-06-07
    days on market $149,999 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $149,999 Active 1 DOM

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,417 · $118/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 69% 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: $17,284
• − Mortgage interest: −$8,402
• − Property taxes: −$1,417
• − Insurance: −$750
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,364
• Taxable loss: −$414
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $2,148/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

+130.8% since first listed

5 events — show timeline

• 2026-06-04 Listed $149,999 CBOR
• 2026-05-23 Rental Removed — BUILDIUM
• 2026-05-13 Listed for Rent — BUILDIUM
• 2019-02-07 Sold (Public Records) $72,000 Public Records
• 2016-03-24 Sold (Public Records) $65,000 Public Records

Property tax history

+56.9%/yr

Latest (2025): $1,417 · +0.0% YoY. Source: county tax records.