1817 Celia Dr · Columbus, GA 31907

$132,000

4 bd · 1.5 ba · 1,127 sqft · SingleFamily public records · 53 Days on market

Built 1960 8,712 sqft lot $117/sqft · 54% above area

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• 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 MLS

Welcome to this beautifully updated 4-bedroom, 1.5-bathroom brick ranch home in East Columbus! From the moment you arrive, the classic brick exterior, bold accent shutters, covered front porch, and mature shade trees give this home undeniable curb appeal and character. Step inside and you'll immediately notice the thoughtful updates throughout. Luxury vinyl plank flooring runs seamlessly through the entire home, combining style with durability. The spacious living room features a modern ceiling fan and flows naturally into the rest of the home, creating an open and comfortable feel for everyday living and entertaining. The separate dining area is highlighted by an elegant chandelier and provides the perfect space for family meals and gatherings. The kitchen is a true standout — boasting granite countertops, shaker-style cabinetry, stainless steel appliances including a French door refrigerator, range, and built-in microwave, plus a tile backsplash and recessed lighting. Whether you're cooking for one or hosting a crowd, this kitchen delivers both function and style. The updated full bathroom features a stylish vessel sink vanity with gold hardware accents, a tiled walk-in shower, and modern fixtures that give it a fresh, spa-inspired feel. A dedicated interior laundry room with washer and dryer hookups adds everyday convenience. The spacious backyard offers plenty of room to relax, entertain, or let the kids and pets play, with mature trees providing natural shade and privacy. No HOA. No flood insurance required. Central heat and air. This move-in ready gem is a must-see!

Key facts

• Covered front porch
• Brick ranch home
• Granite countertops

Tags

• BRICK RANCH HOME
• COVERED FRONT PORCH
• LUXURY VINYL PLANK FLOORING
• SEPARATE DINING AREA
• GRANITE COUNTERTOPS
• SHAKER-STYLE CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $130k (1.3% below list).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.
• 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+, 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: Lonnie Jackson Academy (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 434 students, 96% FRL); Rothschild Leadership Academy School (math 2% / reading 12%, grade F, #456 of 470 statewide, top 97%, 515 students, 96% FRL); Kendrick High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 876 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 26% district-wide (-19 pts) — the specific schools serving this property underperform the Muscogee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 274 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $913 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 53 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $76k; list at $132k implies a 74% 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 $128,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1960 — 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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (median comp): $85,981
• List price: $132,000
• Delta: 53.52%
• 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
4418 Gardiner Dr	0.21mi	3/1.0 (-1)	1,160 (+3%)	3mo	$80,000	$69	76
1813 Celia Dr	0.01mi	3/1.5 (-1)	959 (-15%)	2mo	$149,900	$156	68
2213 Welch Dr	0.20mi	3/1.5 (-1)	1,268 (+12%)	2mo	$140,000	$110	63
2307 Skylake Dr	0.70mi	3/2.0 (-1)	1,152 (+2%)	2mo	$147,000	$128	56
4979 Gardiner Dr	0.38mi	3/1.5 (-1)	1,000 (-11%)	4mo	$118,900	$119	55
4302 Empire St	0.75mi	3/2.0 (-1)	1,099 (-2%)	1mo	$125,000	$114	53
5255 Eton Dr	0.65mi	3/1.0 (-1)	1,075 (-5%)	4mo	$60,000	$56	52
1618 Forestside Dr	0.49mi	3/2.0 (-1)	1,006 (-11%)	3mo	$145,000	$144	49
1737 Emerson Ave	0.70mi	3/1.0 (-1)	1,050 (-7%)	2mo	$72,000	$69	47
960 Lake Rushin Dr	0.73mi	3/1.0 (-1)	1,040 (-8%)	4mo	$120,000	$115	43
5100 Buckingham Ct	0.66mi	4/2.0	1,295 (+15%)	3mo	$169,900	$131	40
4 Clausen Dr	0.67mi	3/1.5 (-1)	1,274 (+13%)	2mo	$152,000	$119	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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-8,759
• Equity at exit: $19,682

10-year hold

• IRR: 5.4%
• Equity multiple: 1.43×
• Total profit: $15,837
• Equity at exit: $11,413

Cash invested: $36,960 (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: 274
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$692
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $160

Break-even live

Break-even rent $1,100

Max offer price $132,000

Occupancy floor 83%

Sensitivity live

Price	-10% $235	-5% $198	+0% $160	+5% $123	+10% $86
Rent	-10% $57	-5% $109	+0% $160	+5% $212	+10% $263
Rate	-1.0pp $227	-0.5pp $194	base $160	+0.5pp $126	+1.0pp $91

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	46d	1	0.10mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	23d	1	0.19mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	16d	1	0.24mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	46d	1	0.27mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	23d	1	0.30mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	16d	1	0.32mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	46d	1	0.38mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	16d	1	0.51mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	23d	1	0.53mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	23d	1	0.55mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	23d	1	0.67mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	46d	1	0.68mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	23d	1	0.68mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	16d	1	0.70mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	46d	1	0.76mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	16d	1	0.77mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	23d	1	0.80mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	16d	1	0.87mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	23d	1	0.92mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	46d	1	0.99mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	46d	1	1.05mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	16d	1	1.07mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	23d	1	1.12mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	23d	1	1.18mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,355	$1.07	16d	6	1.41mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	46d	1	1.42mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	46d	1	1.43mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	16d	1	1.44mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	16d	12	1.47mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	46d	1	1.48mi

Listing history 11 events

1. 2026-05-06
   status Pending 1604-char remark

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 4-bedroom, 1.5-bathroom brick ranch home in East Columbus! From the moment you arrive, the classic brick exterior, bold accent shutters, covered front porch, and mature shade trees give this home undeniable curb appeal and character. Step inside and you'll immediately notice the thoughtful updates throughout. Luxury vinyl plank flooring runs seamlessly through the entire home, combining style with durability. The spacious living room features a modern ceiling fan and flows naturally into the rest of the home, creating an open and comfortable feel for everyday living and entertaining. The separate dining area is highlighted by an elegant chandelier and provides the perfect space for family meals and gatherings. The kitchen is a true standout — boasting granite countertops, shaker-style cabinetry, stainless steel appliances including a French door refrigerator, range, and built-in microwave, plus a tile backsplash and recessed lighting. Whether you're cooking for one or hosting a crowd, this kitchen delivers both function and style. The updated full bathroom features a stylish vessel sink vanity with gold hardware accents, a tiled walk-in shower, and modern fixtures that give it a fresh, spa-inspired feel. A dedicated interior laundry room with washer and dryer hookups adds everyday convenience. The spacious backyard offers plenty of room to relax, entertain, or let the kids and pets play, with mature trees providing natural shade and privacy. No HOA. No flood insurance required. Central heat and air. This move-in ready gem is a must-see!

2. 2026-04-21
   price $132,000 1604-char remark

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 4-bedroom, 1.5-bathroom brick ranch home in East Columbus! From the moment you arrive, the classic brick exterior, bold accent shutters, covered front porch, and mature shade trees give this home undeniable curb appeal and character. Step inside and you'll immediately notice the thoughtful updates throughout. Luxury vinyl plank flooring runs seamlessly through the entire home, combining style with durability. The spacious living room features a modern ceiling fan and flows naturally into the rest of the home, creating an open and comfortable feel for everyday living and entertaining. The separate dining area is highlighted by an elegant chandelier and provides the perfect space for family meals and gatherings. The kitchen is a true standout — boasting granite countertops, shaker-style cabinetry, stainless steel appliances including a French door refrigerator, range, and built-in microwave, plus a tile backsplash and recessed lighting. Whether you're cooking for one or hosting a crowd, this kitchen delivers both function and style. The updated full bathroom features a stylish vessel sink vanity with gold hardware accents, a tiled walk-in shower, and modern fixtures that give it a fresh, spa-inspired feel. A dedicated interior laundry room with washer and dryer hookups adds everyday convenience. The spacious backyard offers plenty of room to relax, entertain, or let the kids and pets play, with mature trees providing natural shade and privacy. No HOA. No flood insurance required. Central heat and air. This move-in ready gem is a must-see!

3. 2026-03-14
   listed $135,000 Active 1604-char remark

   Show marketing remark (1604 chars)

   Welcome to this beautifully updated 4-bedroom, 1.5-bathroom brick ranch home in East Columbus! From the moment you arrive, the classic brick exterior, bold accent shutters, covered front porch, and mature shade trees give this home undeniable curb appeal and character. Step inside and you'll immediately notice the thoughtful updates throughout. Luxury vinyl plank flooring runs seamlessly through the entire home, combining style with durability. The spacious living room features a modern ceiling fan and flows naturally into the rest of the home, creating an open and comfortable feel for everyday living and entertaining. The separate dining area is highlighted by an elegant chandelier and provides the perfect space for family meals and gatherings. The kitchen is a true standout — boasting granite countertops, shaker-style cabinetry, stainless steel appliances including a French door refrigerator, range, and built-in microwave, plus a tile backsplash and recessed lighting. Whether you're cooking for one or hosting a crowd, this kitchen delivers both function and style. The updated full bathroom features a stylish vessel sink vanity with gold hardware accents, a tiled walk-in shower, and modern fixtures that give it a fresh, spa-inspired feel. A dedicated interior laundry room with washer and dryer hookups adds everyday convenience. The spacious backyard offers plenty of room to relax, entertain, or let the kids and pets play, with mature trees providing natural shade and privacy. No HOA. No flood insurance required. Central heat and air. This move-in ready gem is a must-see!

4. 2024-12-19
   historical $1,600
5. 2024-12-15
   listed $1,600
6. 2024-04-02
   historical $1,650
7. 2024-03-27
   price $1,650
8. 2024-03-09
   listed $1,750
9. 2022-06-13
   soldstatus $76,050
10. 2020-10-14
    soldstatus $63,000
11. 2018-11-20
    soldstatus $110,000

ⓘ 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: $1,463 · $122/mo
• Projected year-2 tax: $1,463 · $122/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 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,637
• − Mortgage interest: −$7,394
• − Property taxes: −$1,463
• − Insurance: −$660
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,840
• Taxable loss: −$222
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $1,977/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

+20.0% since first listed

11 events — show timeline

• 2026-05-06 Pending — CBOR
• 2026-04-21 Price Changed $132,000 CBOR
• 2026-03-14 Listed $135,000 CBOR
• 2024-12-19 Rental Removed $1,600 Avail
• 2024-12-15 Listed for Rent $1,600 Avail
• 2024-04-02 Rental Removed $1,650 RENT.
• 2024-03-27 Price Changed $1,650 RENT.
• 2024-03-09 Listed for Rent $1,750 RENT.
• 2022-06-13 Sold (Public Records) $76,050 Public Records
• 2020-10-14 Sold (Public Records) $63,000 Public Records
• 2018-11-20 Sold (Public Records) $110,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,463 · -0.9% YoY. Source: county tax records.