2257 Camille Dr

Columbus, GA 31906

$250,000C+

8 bd · 4.0 ba · 4,081 sqft · Built 1938 · MultiFamily · Active · 78 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,865/mo
• Mortgage (P&I): −$1,311
• Tax + insurance: −$317
• HOA: −$0
• Vac / Maint / Mgmt: −$812
• Net cashflow: $1,425/mo
• Annual: $17,105/yr
• Cap rate: 13.13%
• Cash-on-cash: 24.44%
• DSCR: 2.09
• 1% rule: 1.55%
• Cash to close: $70,000

Investor read

• This is a 1×2.0bd/1.0ba + 3×1.0bd/1.0ba units multifamily listed at $250k. Condition is rated poor.
• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $356/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• It's been on market 78 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• 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.
• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: Rents rising fast (+4.8%/yr); 118 active listings in the ZIP; lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• Muscogee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $100k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $70k cash investment doubles in ~5 years — after that, you're playing with house money.
• Cap rate 13.1% 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.
• At $3,865/mo this rent would consume 103% of the median local household income ($45k/yr) (locally 1003% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Questions for listing agent

• It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?

Repairs flagged (vision-AI assessment)

• Major: kitchen appliances — Visible signs of wear and tear, possibly outdated appliances.
• Major: bathroom fixtures — Visible signs of wear and tear, possibly outdated fixtures.
• Major: flooring — Visible signs of wear and tear, possibly outdated flooring.
• Major: interior walls — Visible signs of wear and tear, possibly outdated paint.
• Major: exterior siding — Visible signs of wear and tear, possibly outdated siding.
• Major: windows — Visible signs of wear and tear, possibly outdated windows.