4824 Sterling Dr · Columbus, GA 31909

$193,000

3 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 3 Days on market

Built 1998 9,583 sqft lot $136/sqft · at area comps Est $192k · at est.

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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 +14.9/30.0
• ARV discount +7.2/15.0
• DSCR +4.6/10.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 4824 Sterling Drive in Columbus, situated in a cul-de-sac. This 3-bedroom, 2-bath home features an open, split-bedroom floor plan designed for comfort and functionality. The living area offers vaulted ceilings and a fireplace, creating a bright and inviting space that flows into the dining and kitchen areas. The primary suite includes a walk-in closet, double vanity, and a spa-style tub with separate shower, providing a comfortable retreat. Step outside to enjoy the back deck, a firepit for outdoor gatherings, and an additional storage shed for added convenience. Conveniently located near shopping, dining, and major roadways.

Key facts

• Double vanity
• Walk-in closet
• Cul-de-sac

Tags

• CUL-DE-SAC
• OPEN SPLIT-BEDROOM FLOOR PLAN
• VAULTED CEILINGS
• FIREPLACE
• WALK-IN CLOSET
• DOUBLE VANITY

Property features AI

Finance

• Other: Located in the STERLING RIDGE subdivision; Zoning: SFR4; Directions: From I-185 take Exit 6 (Macon Road/GA-22), head west on Macon Road ~2–3 miles, right on Reese Road for ~1 mile, then left on Sterling Drive.

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick and vinyl siding exterior
• Exterior features: Deck; Storm door(s); Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fan(s); Central cooling
• Interior features: Breakfast bar; Walk-in closet(s); Living room fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $57 ($684/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 $159k (17.5% below list).
• Recommended offer: $159k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Eagle Ridge Academy (math 38% / reading 47%, grade F, #374 of 1,228 statewide, top 31%, 659 students, 47% FRL); Midland Middle School (math 13% / reading 26%, grade F, #356 of 470 statewide, top 78%, 441 students, 97% FRL); Shaw High School (math 12% / reading 5%, grade F, #376 of 424 statewide, top 89%, 1,234 students, 97% FRL) — zoned schools average 80% FRL vs 61% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 163 active listings in the ZIP; 16 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; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Recommended offer $159,214 (17.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (median comp): $191,528
• List price: $193,000
• Delta: 0.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4824 Sterling Dr	0.00mi	3/2.0	1,418 (0%)	1mo	$190,000	$134	99
4814 Sterling Dr	0.03mi	3/2.0	1,319 (-7%)	2mo	$142,000	$108	86
4706 Warm Springs Rd	0.42mi	3/1.0	1,420 (+0%)	2mo	$65,000	$46	75
4017 Shade Valley Dr	0.48mi	3/2.0	1,408 (-1%)	3mo	$243,500	$173	74
6068 Bear Creek Ct	0.46mi	3/2.5	1,423 (+0%)	3mo	$200,000	$141	73
5824 Bishop Dr	0.47mi	3/2.0	1,384 (-2%)	3mo	$179,000	$129	71
4027 Shade Valley Dr	0.53mi	3/2.0	1,394 (-2%)	2mo	$254,000	$182	71
5240 Spinnaker Ct	0.41mi	3/2.0	1,266 (-11%)	2mo	$200,000	$158	61
5918 Fornof Rd	0.52mi	4/2.0 (+1)	1,578 (+11%)	0mo	$225,000	$143	51
5829 Dearborn Ave	0.73mi	3/2.0	1,260 (-11%)	1mo	$215,500	$171	47
4437 Ansley Ave	0.73mi	3/2.0	1,589 (+12%)	1mo	$219,900	$138	45
5943 Cecil Ave	0.71mi	3/1.0	1,243 (-12%)	1mo	$148,900	$120	42

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-28,051
• Equity at exit: $28,777

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-21,420
• Equity at exit: $16,687

Cash invested: $54,040 (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 31909

• Rents YoY: 2.8%
• Active inventory: 163
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $57

Break-even live

Break-even rent $1,520

Max offer price $193,000

Occupancy floor 91%

Sensitivity live

Price	-10% $166	-5% $112	+0% $57	+5% $2	+10% $-52
Rent	-10% $-69	-5% $-6	+0% $57	+5% $120	+10% $183
Rate	-1.0pp $154	-0.5pp $106	base $57	+0.5pp $7	+1.0pp $-44

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4845 Burt Mar Dr Unit G1 Columbus, GA	2.0	2.0	1060	$805	$0.76	45d	1	0.84mi
5577 Terrace Pointe Ct Columbus, GA	3.0	2.0	1667	$1,850	$1.11	22d	1	0.87mi
4343 Warm Springs Rd Columbus, GA	2.0–3.0	2.0	1242	$1,535	$1.24	15d	10	0.92mi
4560 Nan Leah Ln Columbus, GA	3.0	2.0	1342	$1,600	$1.19	45d	1	0.94mi
5941 Reed Ave Columbus, GA	3.0	2.0	1280	$1,550	$1.21	45d	1	0.94mi
4120 Canady St Columbus, GA	3.0	2.0	1854	$1,725	$0.93	45d	1	0.98mi
6009 N Pointe Dr Columbus, GA	4.0	2.0	1733	$1,650	$0.95	45d	1	1.05mi
6418 Charter Oaks Cir Columbus, GA	3.0	2.0	1450	$1,550	$1.07	15d	1	1.07mi
4444 Ritch Haven Rd Columbus, GA	3.0	2.0	1621	$1,500	$0.93	22d	1	1.10mi
30 Sugar Mill Ct Columbus, GA	3.0	2.0	1322	$1,750	$1.32	45d	1	1.14mi
4518 Randall Dr Columbus, GA	3.0	2.0	1348	$1,500	$1.11	45d	1	1.19mi
6625 Charter Oaks Cir Columbus, GA	3.0	2.0	1509	$1,850	$1.23	22d	1	1.28mi
6320 Olde Towne Dr Columbus, GA	3.0	2.5	1500	$1,150	$0.77	15d	1	1.39mi
6515 Thea Ln Columbus, GA	1.0–2.0	1.0–2.0	999	$1,220	$1.22	15d	19	1.45mi
5415 Eugenia Ave Columbus, GA	3.0	1.0	964	$1,200	$1.24	45d	1	1.45mi
4221 Bonnie Dr Columbus, GA	3.0	2.0	1700	$1,750	$1.03	22d	1	1.47mi

Listing history 4 events

1. 2026-05-07
   status Pending 649-char remark
2. 2026-05-03
   listed $193,000 Active 649-char remark
3. 2018-08-15
   soldstatus $115,900
4. 2018-06-26
   listed $115,900

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,776 · $148/mo
• Expected delta: +$477/yr (+$40/mo · 36.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,106
• − Mortgage interest: −$10,811
• − Property taxes: −$1,299
• − Insurance: −$965
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$5,615
• Taxable loss: −$2,640
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $1,318/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): 39,364
• Household income: $69,166
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1819.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 53% Black 24% Hispanic / Latino 12% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 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: ▼ -146.90%
• Current HPI: 203.1499
• Rent YoY: ▲ 2.78%
• 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

+63.9% since first listed

6 events — show timeline

• 2026-06-02 Sold (Public Records) $190,000 Public Records
• 2026-05-27 Sold (MLS) $190,000 CBOR
• 2026-05-07 Pending — CBOR
• 2026-05-03 Listed $193,000 CBOR
• 2018-08-15 Sold (Public Records) $115,900 Public Records
• 2018-06-26 Listed $115,900 CBOR

Property tax history

+3.5%/yr

Latest (2025): $1,299 · +0.1% YoY. Source: county tax records.