2107 Burnside Dr · Columbus, GA 31907

$155,000

4 bd · 2.5 ba · 2,707 sqft · SingleFamily public records · 74 Days on market

Built 1968 0.31 ac lot $57/sqft · 33% below area Est $232k · 33% under ↓ 6% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.1/10.0
• 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

Opportunity awaits at 2107 Burnside Dr! This 4 bedroom 2.5 bath home offers great potential for investors or buyers looking to add their personal touch. Featuring a spacious layout with a large living area and generously sized bedrooms, this property provides a solid foundation for renovation and customization. The kitchen and baths are ready for updates, making this the perfect project to create your dream home or maximize investment value. The primary suite includes a private bath, and the additional bedrooms offer flexibility for family, guests, or workspace needs. Situated on a sizable lot, the backyard provides plenty of room for outdoor improvements or entertaining. Conveniently located near shopping, dining, and major roadways, this property combines location with opportunity. Bring your vision and unlock the potential...this is a true fixer-upper with upside! ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.***

Key facts

• Large living area
• Private bath
• Backyard

Tags

• SPACIOUS LAYOUT
• LARGE LIVING AREA
• GENEROUSLY SIZED BEDROOMS
• PRIVATE BATH
• SIZABLE LOT
• BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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+, 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.
• Market conditions: Rents rising fast (+4.8%/yr); 256 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 41% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (median comp): $232,303
• List price: $155,000
• Delta: -33.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2659 Honeysuckle Dr	0.49mi	4/2.5	2,756 (+2%)	13mo	$280,000	$102	63
2683 Honeysuckle Dr	0.54mi	4/2.5	2,772 (+2%)	17mo	$285,000	$103	56
6193 Honeysuckle Ct	0.55mi	4/2.5	2,312 (-15%)	9mo	$250,000	$108	43
2655 Honeysuckle Dr	0.48mi	3/3.5 (-1)	2,556 (-6%)	22mo	$220,000	$86	41
6198 Honeysuckle Ct	0.53mi	4/2.5	2,324 (-14%)	15mo	$250,000	$108	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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,648
• Equity at exit: $23,111

10-year hold

• IRR: 12.4%
• Equity multiple: 2.07×
• Total profit: $46,441
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$239 /mo · $2,869/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $364

Break-even live

Break-even rent $1,413

Max offer price $155,000

Occupancy floor 76%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2630 Honeysuckle Dr Columbus, GA	3.0	2.5	2000	$2,100	$1.05	21d	1	0.51mi
2011 Arrow Point Ln Columbus, GA	4.0	2.0	1756	$1,750	$1.00	44d	1	0.64mi

Listing history 18 events

1. 2026-06-18
   days on market $155,000 Active 74 DOM
2. 2026-06-17
   days on market $155,000 Active 73 DOM
3. 2026-06-16
   days on market $155,000 Active 72 DOM
4. 2026-06-15
   days on market $155,000 Active 71 DOM
5. 2026-06-14
   days on market $155,000 Active 69 DOM
6. 2026-06-13
   days on market $155,000 Active 68 DOM
7. 2026-06-10
   days on market $155,000 Active 66 DOM
8. 2026-06-09
   days on market $155,000 Active 65 DOM
9. 2026-06-08
   days on market $155,000 Active 64 DOM
10. 2026-06-07
    days on market $155,000 Active 63 DOM
11. 2026-06-05
    days on market $155,000 Active 60 DOM
12. 2026-06-03
    days on market $155,000 Active 59 DOM
13. 2026-06-02
    days on market $155,000 Active 58 DOM
14. 2026-06-01
    days on market $155,000 Active 57 DOM
15. 2026-05-31
    days on market $155,000 Active 56 DOM
16. 2026-05-30
    days on market $155,000 Active 55 DOM
17. 2026-05-19
    price $155,000 1141-char remark

    Show marketing remark (1141 chars)

    Opportunity awaits at 2107 Burnside Dr! This 4 bedroom 2.5 bath home offers great potential for investors or buyers looking to add their personal touch. Featuring a spacious layout with a large living area and generously sized bedrooms, this property provides a solid foundation for renovation and customization. The kitchen and baths are ready for updates, making this the perfect project to create your dream home or maximize investment value. The primary suite includes a private bath, and the additional bedrooms offer flexibility for family, guests, or workspace needs. Situated on a sizable lot, the backyard provides plenty of room for outdoor improvements or entertaining. Conveniently located near shopping, dining, and major roadways, this property combines location with opportunity. Bring your vision and unlock the potential...this is a true fixer-upper with upside! ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.***

18. 2026-03-31
    listed $165,000 New 1141-char remark

    Show marketing remark (1141 chars)

    Opportunity awaits at 2107 Burnside Dr! This 4 bedroom 2.5 bath home offers great potential for investors or buyers looking to add their personal touch. Featuring a spacious layout with a large living area and generously sized bedrooms, this property provides a solid foundation for renovation and customization. The kitchen and baths are ready for updates, making this the perfect project to create your dream home or maximize investment value. The primary suite includes a private bath, and the additional bedrooms offer flexibility for family, guests, or workspace needs. Situated on a sizable lot, the backyard provides plenty of room for outdoor improvements or entertaining. Conveniently located near shopping, dining, and major roadways, this property combines location with opportunity. Bring your vision and unlock the potential...this is a true fixer-upper with upside! ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.***

ⓘ 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: $2,869 · $239/mo
• Projected year-2 tax: $2,869 · $239/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 4/10 Moderate
• 🌡 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: $22,497
• − Mortgage interest: −$8,682
• − Property taxes: −$2,869
• − Insurance: −$775
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$4,509
• Taxable income: $2,061
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $3,879/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

-6.1% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $155,000 GAMLS
• 2026-03-31 Listed $165,000 GAMLS

Property tax history

+10.5%/yr

Latest (2025): $2,869 · +0.0% YoY. Source: county tax records.