2205 Watkins Dr · Columbus, GA 31907

$85,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 23 Days on market

Built 1967 Est $137k · 38% under ↓ 32% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

The roof is only 2 years old!!! Motion-sensored security lights are installed in the front and back of the house. Come and take a look while it lasts. More pictures coming soon!

Key facts

• Built 1967
• Listed 23 days

Tags

• ROOF IS ONLY 2 YEARS OLD

Property features AI

Finance

• Other: - Living area approximately 1,150 (square footage provided)
• Financial info: - Financial details not provided
• HOA & community: - HOA or community association details not provided

Exterior

• Parking: - Parking details not provided
• Security: - Security details not provided
• Utilities: - Utility details not provided
• Home design: - Built in 1967; - Single-family property (property type not explicitly provided)
• Construction: - 1967 construction
• Exterior features: - Located in the East Columbus subdivision

Interior

• Kitchen: - Kitchen details not provided
• Bedrooms: - Bedroom count not provided
• Flooring: - Flooring details not provided
• Bathrooms: - Bathroom count not provided
• Heating & cooling: - Heating and cooling details not provided
• Interior features: - No interior features provided
• Laundry & utility: - Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: Brewer Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 498 students, 97% FRL); Richards Middle School (math 45% / reading 59%, grade C+, #60 of 470 statewide, top 13%, 819 students, 97% FRL); Hardaway High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 1,184 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 256 active listings in the ZIP; 32 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 $588 of loan paydown is wiped out by about $3k 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 + 4.8% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• Climate carrying-cost: moderate flood risk; 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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: 1.45% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.10%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $136,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4418 Gardiner Dr	0.26mi	3/1.0	1,160 (+1%)	3mo	$80,000	$69	84
2213 Welch Dr	0.12mi	3/1.5	1,268 (+10%)	2mo	$140,000	$110	74
4705 Langdon St	0.48mi	2/1.0 (-1)	1,136 (-1%)	2mo	$30,000	$26	69
2307 Skylake Dr	0.68mi	3/2.0	1,152 (+0%)	2mo	$147,000	$128	63
3946 Forestside Dr	0.39mi	2/1.0 (-1)	1,235 (+7%)	3mo	$127,000	$103	62
4952 Gardiner Dr	0.57mi	3/1.5	1,084 (-6%)	4mo	$158,500	$146	58
4312 Old Macon Rd #46	0.58mi	2/1.5 (-1)	1,120 (-3%)	4mo	$60,000	$54	58
4 Clausen Dr	0.58mi	3/1.5	1,274 (+11%)	2mo	$152,000	$119	51
1618 Forestside Dr	0.46mi	3/2.0	1,006 (-12%)	3mo	$145,000	$144	51
4979 Gardiner Dr	0.62mi	3/1.5	1,000 (-13%)	4mo	$118,900	$119	44
4312 Old Macon Rd #54	0.58mi	2/1.5 (-1)	1,004 (-13%)	2mo	$76,500	$76	43
5100 Buckingham Ct	0.61mi	4/2.0 (+1)	1,295 (+13%)	3mo	$169,900	$131	39

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: 13.1%
• Equity multiple: 1.53×
• Total profit: $12,672
• Equity at exit: $12,674

10-year hold

• IRR: 23.3%
• Equity multiple: 3.18×
• Total profit: $51,962
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$446
• Tax from tax record: −$112 /mo · $1,340/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $379

Break-even live

Break-even rent $750

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $427	-5% $403	+0% $379	+5% $355	+10% $331
Rent	-10% $282	-5% $330	+0% $379	+5% $427	+10% $476
Rate	-1.0pp $422	-0.5pp $400	base $379	+0.5pp $357	+1.0pp $334

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	45d	1	0.22mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	22d	1	0.27mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	45d	1	0.29mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	22d	1	0.40mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	45d	1	0.41mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	22d	1	0.41mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	22d	1	0.42mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	15d	1	0.42mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	22d	1	0.42mi
4254 Fort St Columbus, GA	2.0	1.0	961	$900	$0.94	46d	1	0.47mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	15d	1	0.48mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	15d	1	0.48mi
4312 Old Macon Rd #42 Columbus, GA	2.0	1.5	1120	$1,100	$0.98	22d	1	0.57mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	45d	1	0.60mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	15d	1	0.70mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	22d	1	0.76mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	15d	1	0.88mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	22d	1	0.96mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	15d	1	0.97mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	45d	1	0.98mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	45d	1	1.03mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	22d	1	1.15mi
3931 Dexter Dr Columbus, GA	2.0	1.0	1156	$850	$0.74	22d	1	1.24mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	45d	1	1.30mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	22d	1	1.30mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	15d	1	1.32mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	22d	1	1.38mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,355	$1.07	15d	6	1.40mi
5431 Buena Vista Rd Columbus, GA	2.0	2.0	850	$1,050	$1.24	45d	1	1.42mi
3930 Fairview Dr Columbus, GA	2.0	1.0	1104	$1,350	$1.22	45d	1	1.43mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	22d	1	1.44mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	15d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $85,000 Active 23 DOM
2. 2026-06-17
   days on market $85,000 Active 22 DOM
3. 2026-06-16
   days on market $85,000 Active 21 DOM
4. 2026-06-15
   days on market $85,000 Active 20 DOM
5. 2026-06-14
   days on market $85,000 Active 18 DOM
6. 2026-06-13
   days on market $85,000 Active 17 DOM
7. 2026-06-10
   days on market $85,000 Active 15 DOM
8. 2026-06-09
   days on market $85,000 Active 14 DOM
9. 2026-06-08
   days on market $85,000 Active 13 DOM
10. 2026-06-07
    days on market $85,000 Active 12 DOM
11. 2026-06-05
    days on market $85,000 Active 9 DOM
12. 2026-06-03
    days on market $85,000 Active 8 DOM
13. 2026-06-02
    days on market $85,000 Active 7 DOM
14. 2026-06-01
    days on market $85,000 Active 6 DOM
15. 2026-05-31
    days on market $85,000 Active 5 DOM
16. 2026-05-30
    days on market $85,000 Active 4 DOM
17. 2026-05-26
    listed $85,000 Active
18. 2025-01-18
    historical
19. 2024-11-20
    status Back On Market
20. 2024-11-18
    historical
21. 2024-04-18
    price $122,500
22. 2023-04-18
    listed $125,000 New

ⓘ 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: $1,340 · $112/mo
• Projected year-2 tax: $1,340 · $112/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 5/10 Major FEMA zone X (unshaded) · 33% 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: $14,760
• − Mortgage interest: −$4,761
• − Property taxes: −$1,340
• − Insurance: −$425
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,473
• Taxable income: $3,399
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,731/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

-32.0% since first listed

6 events — show timeline

• 2026-05-26 Listed $85,000 FSBO.com
• 2025-01-18 Listing Removed — GAMLS
• 2024-11-20 Relisted — GAMLS
• 2024-11-18 Listing Removed — GAMLS
• 2024-04-18 Price Changed $122,500 GAMLS
• 2023-04-18 Listed $125,000 GAMLS

Property tax history

+28.8%/yr

Latest (2025): $1,340 · +0.0% YoY. Source: county tax records.