1204 Club House Rd · Columbus, GA 31903

$150,000

4 bd · 1.5 ba · 1,944 sqft · SingleFamily public records · 199 Days on market

Built 1963 0.26 ac lot $77/sqft · 19% above area Est $126k · 19% over

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Why this score? — see what drove the D 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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable value add opportunity just minutes from Fort Moore (formerly Fort Benning) the economic powerhouse of Columbus supporting over 120,000 personnel and families. Strong rental demand makes this location ideal for investors, and first-time buyers will appreciate the chance to build equity through updates. The property includes a full basement with its own exterior entrance, offering flexible options for additional living space or future income potential. Convenient access to major employers, shopping, and the Muscogee County School District adds to the long-term upside. Sold strictly AS-IS. Buyer to complete all due diligence. Showings by appointment only.

Key facts

• Convenient access
• Full basement
• Exterior entrance

Tags

• FULL BASEMENT
• EXTERIOR ENTRANCE
• ADDITIONAL LIVING SPACE
• FUTURE INCOME POTENTIAL
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $147k (2.0% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Dorothy Height Elementary School (math 3% / reading 9%, grade F, #1,154 of 1,228 statewide, top 94%, 500 students, 97% FRL); Eddy Middle School (math 4% / reading 11%, grade F, #447 of 470 statewide, top 95%, 413 students, 97% FRL); Spencer High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 943 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 (+1.8%/yr); 105 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,470/mo this rent would consume 54% of the median local household income ($32k/yr) (locally 1878% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 199 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 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 $94k; list at $150k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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 1963 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $126,312
• List price: $150,000
• Delta: 18.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3976 Mosley Dr	0.31mi	3/2.0 (-1)	1,936 (-0%)	10mo	$68,000	$35	70
221 Elba Dr	0.42mi	4/2.0	1,827 (-6%)	18mo	$180,000	$99	54
1250 Schimek Dr	0.63mi	5/2.5 (+1)	1,882 (-3%)	14mo	$215,000	$114	45
3915 Mosley Dr	0.41mi	3/2.0 (-1)	1,793 (-8%)	21mo	$50,000	$28	44

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-11,757
• Equity at exit: $22,365

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,120
• 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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 105
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$787
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $225

Break-even live

Break-even rent $1,186

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $310	-5% $267	+0% $225	+5% $182	+10% $140
Rent	-10% $109	-5% $167	+0% $225	+5% $283	+10% $341
Rate	-1.0pp $300	-0.5pp $263	base $225	+0.5pp $186	+1.0pp $146

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	45d	1	0.68mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$840	$0.70	23d	1	1.13mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	23d	1	1.28mi
5161 Legion Dr Columbus, GA	4.0	2.5	2332	$2,095	$0.90	45d	1	1.36mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	15d	1	1.48mi
5157 Legion Dr Columbus, GA	4.0	2.5	2557	$2,650	$1.04	45d	1	1.48mi

Listing history 20 events

1. 2026-06-22
   days on market $150,000 Active 199 DOM
2. 2026-06-18
   days on market $150,000 Active 196 DOM
3. 2026-06-17
   days on market $150,000 Active 195 DOM
4. 2026-06-16
   days on market $150,000 Active 194 DOM
5. 2026-06-15
   days on market $150,000 Active 193 DOM
6. 2026-06-14
   days on market $150,000 Active 191 DOM
7. 2026-06-13
   days on market $150,000 Active 190 DOM
8. 2026-06-10
   days on market $150,000 Active 188 DOM
9. 2026-06-09
   days on market $150,000 Active 187 DOM
10. 2026-06-08
    days on market $150,000 Active 186 DOM
11. 2026-06-07
    days on market $150,000 Active 185 DOM
12. 2026-06-05
    days on market $150,000 Active 182 DOM
13. 2026-06-03
    days on market $150,000 Active 181 DOM
14. 2026-06-02
    days on market $150,000 Active 180 DOM
15. 2026-06-01
    days on market $150,000 Active 179 DOM
16. 2026-05-31
    days on market $150,000 Active 178 DOM
17. 2026-05-30
    days on market $150,000 Active 177 DOM
18. 2025-12-04
    listed $150,000 New 671-char remark

    Show marketing remark (671 chars)

    Affordable value add opportunity just minutes from Fort Moore (formerly Fort Benning) the economic powerhouse of Columbus supporting over 120,000 personnel and families. Strong rental demand makes this location ideal for investors, and first-time buyers will appreciate the chance to build equity through updates. The property includes a full basement with its own exterior entrance, offering flexible options for additional living space or future income potential. Convenient access to major employers, shopping, and the Muscogee County School District adds to the long-term upside. Sold strictly AS-IS. Buyer to complete all due diligence. Showings by appointment only.

19. 2025-12-04
    listed $150,000 Active 671-char remark

    Show marketing remark (671 chars)

    Affordable value add opportunity just minutes from Fort Moore (formerly Fort Benning) the economic powerhouse of Columbus supporting over 120,000 personnel and families. Strong rental demand makes this location ideal for investors, and first-time buyers will appreciate the chance to build equity through updates. The property includes a full basement with its own exterior entrance, offering flexible options for additional living space or future income potential. Convenient access to major employers, shopping, and the Muscogee County School District adds to the long-term upside. Sold strictly AS-IS. Buyer to complete all due diligence. Showings by appointment only.

20. 2008-06-05
    soldstatus $94,000

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$329/yr (+$27/mo · 31.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 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: $17,643
• − Mortgage interest: −$8,402
• − Property taxes: −$1,051
• − Insurance: −$750
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$4,364
• Taxable income: $252
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $2,636/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

+59.6% since first listed

3 events — show timeline

• 2025-12-04 Listed $150,000 FMLS
• 2025-12-04 Listed $150,000 GAMLS
• 2008-06-05 Sold (Public Records) $94,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,051 · +0.1% YoY. Source: county tax records.