49 Patton Dr · Columbus, GA 31903

$28,000

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 130 Days on market

Built 1950 10,019 sqft lot $32/sqft · 46% below area Est $52k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

2-bedroom, 1-bath ranch-style asset offering 896 sq ft of efficient single-level living. This property is a proven income producer, making it an ideal buy-and-hold investment with potential cash flow. The functional layout and ranch design support strong tenant demand. Located in the City View Heights area, just minutes from Fort Benning, shopping, dining, and major commuter routes. With solid fundamentals and promising ARV potential, this property offers investors the opportunity to generate steady income positioning for future value growth.

Key facts

• City view heights
• Ranch style
• Income producer

Tags

• RANCH STYLE
• INCOME PRODUCER
• FUNCTIONAL LAYOUT
• CITY VIEW HEIGHTS
• LOW MAINTENANCE OWNERSHIP

🏷️ Possibly a rental listed for sale. The $28,000 price doesn't fit this home's estimated sale value (~$51,680) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($892 rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.4% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 33% 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 $194 of loan paydown is wiped out by about $840 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $2k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $28k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.18% ✓
• Cap rate: 29.41%
• Cash-on-cash: 82.56%
• DSCR: 4.67
• GRM: 2.6

CMA / ARV

• ARV (median comp): $51,680
• List price: $28,000
• Delta: -45.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Patton Dr	0.11mi	3/1.0 (+1)	888 (+1%)	3mo	$36,500	$41	85
169 Munson Dr	0.13mi	2/1.0	780 (-11%)	7mo	$58,000	$74	70
37 Lanier Dr	0.41mi	2/1.0	816 (-7%)	6mo	$22,142	$27	65
43 Munson Dr	0.35mi	2/1.0	968 (+10%)	4mo	$40,000	$41	63
53 Patton Dr	0.01mi	2/1.0	990 (+13%)	23mo	$30,000	$30	59
48 Patton Dr	0.04mi	3/1.0 (+1)	990 (+13%)	16mo	$50,000	$51	58
22 Mason Dr	0.38mi	3/1.0 (+1)	966 (+10%)	11mo	$27,000	$28	51
3412 Marathon Dr	0.74mi	2/1.0	800 (-9%)	16mo	$27,500	$34	38

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: 81.6%
• Equity multiple: 4.67×
• Total profit: $28,765
• Equity at exit: $4,175

10-year hold

• IRR: 84.6%
• Equity multiple: 9.30×
• Total profit: $65,072
• Equity at exit: $2,421

Cash invested: $7,840 (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: 2.6×

Monthly cashflow live

• Estimated rent: $892 high
• Mortgage (P&I): −$147
• Tax from tax record: −$7 /mo · $78/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $539

Break-even live

Break-even rent $209

Max offer price $28,000

Occupancy floor 35%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 Munson Dr Columbus, GA	2.0	1.0	780	$800	$1.03	21d	1	0.14mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	0.17mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	43d	1	0.24mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	43d	1	0.31mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	13d	1	0.37mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$650	$0.92	13d	1	0.37mi
2220 Ticknor Dr Unit 1 Columbus, GA	1.0	1.0	706	$750	$1.06	21d	1	0.37mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$675	$0.96	43d	1	0.37mi
2220 Ticknor Dr Unit 9 Columbus, GA	1.0	1.0	706	$675	$0.96	13d	1	0.37mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	21d	1	0.43mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	43d	1	0.48mi
1 Engineer Dr Unit H1 Columbus, GA	2.0	1.0	816	$850	$1.04	43d	1	0.49mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	13d	1	0.65mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	0.99mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	0.99mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	1.02mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	13d	1	1.02mi
2329 S Lumpkin Rd Columbus, GA	2.0	1.0	816	$850	$1.04	43d	1	1.08mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	13d	1	1.09mi
3053 Blan St Columbus, GA	2.0	1.0	868	$875	$1.01	13d	1	1.15mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	1.21mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	43d	1	1.24mi
3014 Drake St Columbus, GA	2.0	1.0	858	$950	$1.11	43d	1	1.26mi
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	43d	1	1.27mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	1.36mi
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	13d	1	1.39mi
2231 Cornell Ave Columbus, GA	2.0	1.0	858	$950	$1.11	21d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $28,000 Active 130 DOM
2. 2026-06-17
   days on market $28,000 Active 129 DOM
3. 2026-06-16
   days on market $28,000 Active 128 DOM
4. 2026-06-15
   days on market $28,000 Active 127 DOM
5. 2026-06-14
   days on market $28,000 Active 125 DOM
6. 2026-06-13
   days on market $28,000 Active 124 DOM
7. 2026-06-10
   days on market $28,000 Active 122 DOM
8. 2026-06-09
   days on market $28,000 Active 121 DOM
9. 2026-06-08
   days on market $28,000 Active 120 DOM
10. 2026-06-07
    days on market $28,000 Active 119 DOM
11. 2026-06-05
    days on market $28,000 Active 116 DOM
12. 2026-06-03
    days on market $28,000 Active 115 DOM
13. 2026-06-02
    days on market $28,000 Active 114 DOM
14. 2026-06-01
    days on market $28,000 Active 113 DOM
15. 2026-05-31
    days on market $28,000 Active 112 DOM
16. 2026-05-30
    days on market $28,000 Active 111 DOM
17. 2026-03-26
    price $28,000 548-char remark

    Show marketing remark (548 chars)

    2-bedroom, 1-bath ranch-style asset offering 896 sq ft of efficient single-level living. This property is a proven income producer, making it an ideal buy-and-hold investment with potential cash flow. The functional layout and ranch design support strong tenant demand. Located in the City View Heights area, just minutes from Fort Benning, shopping, dining, and major commuter routes. With solid fundamentals and promising ARV potential, this property offers investors the opportunity to generate steady income positioning for future value growth.

18. 2026-02-11
    status Active 548-char remark

    Show marketing remark (548 chars)

    2-bedroom, 1-bath ranch-style asset offering 896 sq ft of efficient single-level living. This property is a proven income producer, making it an ideal buy-and-hold investment with potential cash flow. The functional layout and ranch design support strong tenant demand. Located in the City View Heights area, just minutes from Fort Benning, shopping, dining, and major commuter routes. With solid fundamentals and promising ARV potential, this property offers investors the opportunity to generate steady income positioning for future value growth.

19. 2026-02-09
    status Pending 548-char remark

    Show marketing remark (548 chars)

    2-bedroom, 1-bath ranch-style asset offering 896 sq ft of efficient single-level living. This property is a proven income producer, making it an ideal buy-and-hold investment with potential cash flow. The functional layout and ranch design support strong tenant demand. Located in the City View Heights area, just minutes from Fort Benning, shopping, dining, and major commuter routes. With solid fundamentals and promising ARV potential, this property offers investors the opportunity to generate steady income positioning for future value growth.

20. 2026-02-07
    listed $30,000 Active 548-char remark

    Show marketing remark (548 chars)

    2-bedroom, 1-bath ranch-style asset offering 896 sq ft of efficient single-level living. This property is a proven income producer, making it an ideal buy-and-hold investment with potential cash flow. The functional layout and ranch design support strong tenant demand. Located in the City View Heights area, just minutes from Fort Benning, shopping, dining, and major commuter routes. With solid fundamentals and promising ARV potential, this property offers investors the opportunity to generate steady income positioning for future value growth.

21. 2019-05-10
    soldstatus $6,000
22. 2019-04-01
    listed $10,000

ⓘ 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: $78 · $7/mo
• Projected year-2 tax: $258 · $21/mo
• Expected delta: +$179/yr (+$15/mo · 229.0%)

ⓘ 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 6 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,700
• − Mortgage interest: −$1,568
• − Property taxes: −$78
• − Insurance: −$140
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$815
• Taxable income: $6,386
• Est. tax owed @ 24.0%: −$1,533
• After-tax cash flow: $4,940/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

+180.0% since first listed

6 events — show timeline

• 2026-03-26 Price Changed $28,000 CBOR
• 2026-02-11 Relisted — CBOR
• 2026-02-09 Pending — CBOR
• 2026-02-07 Listed $30,000 CBOR
• 2019-05-10 Sold (MLS) $6,000 CBOR
• 2019-04-01 Listed $10,000 CBOR

Property tax history

+8.2%/yr

Latest (2025): $78 · +0.0% YoY. Source: county tax records.