3016 Dawson St · Columbus, GA 31903

$55,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 132 Days on market

Built 1949 9,583 sqft lot $53/sqft · 32% above area Est $42k · 32% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Stable Income-Producing Investment with ARV Upside in Andrews! Well-maintained 2-bedroom, 1-bath ranch-style home offering 1,044 sq ft of comfortable single-level living. This property is a reliable income producer, ideal for buy-and-hold investors seeking steady returns with future value-add potential. The functional layout and ranch design support long-term tenant demand and ease of maintenance. Conveniently located in the Andrews area, just minutes from Fort Benning, shopping, dining, and major commuter routes. With a strong rental history and promising ARV potential, this property presents an excellent opportunity for both immediate cash flow and long-term appreciation.

Key facts

• Single level living
• Ranch style home
• Functional layout

Tags

• RANCH STYLE HOME
• SINGLE LEVEL LIVING
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED
• STRONG RENTAL HISTORY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 (+1.8%/yr); 100 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 34% of the median local income ($32k/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 $380 of loan paydown is wiped out by about $2k 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 + 1.8% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $10k; list at $55k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1949 — 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: 1.68% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.43%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $41,519
• List price: $55,000
• Delta: 32.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 32nd Ave	0.23mi	2/1.0	1,053 (+1%)	3mo	$19,900	$19	86
2916 Lee St	0.23mi	2/1.0	1,021 (-2%)	2mo	$42,000	$41	84
2517 Garden Dr	0.46mi	2/—	1,004 (-4%)	3mo	$38,000	$38	70
716 Benning Dr	0.53mi	2/1.5	1,056 (+1%)	4mo	$53,300	$50	68
481 N Harold St	0.42mi	2/1.0	960 (-8%)	2mo	$50,000	$52	65
810 Winston Rd	0.56mi	2/1.0	1,008 (-3%)	5mo	$7,500	$7	64
2713 Dawson St	0.29mi	2/1.0	918 (-12%)	6mo	$22,142	$24	62
184 30th Ave	0.37mi	3/1.0 (+1)	961 (-8%)	8mo	$105,000	$109	58
929 Winston Rd	0.64mi	3/2.0 (+1)	1,064 (+2%)	5mo	$105,000	$99	54
812 Benning Dr	0.58mi	3/1.0 (+1)	1,106 (+6%)	7mo	$59,000	$53	52
750 Winston Dr	0.53mi	3/1.5 (+1)	1,123 (+8%)	8mo	$64,000	$57	49
1027 Winston Rd	0.72mi	3/1.5 (+1)	1,100 (+5%)	4mo	$15,000	$14	47

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: 18.9%
• Equity multiple: 1.75×
• Total profit: $11,624
• Equity at exit: $8,201

10-year hold

• IRR: 26.4%
• Equity multiple: 3.19×
• Total profit: $33,672
• Equity at exit: $4,755

Cash invested: $15,400 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $925 high
• Mortgage (P&I): −$288
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $339

Break-even live

Break-even rent $496

Max offer price $55,000

Occupancy floor 58%

Sensitivity live

Price	-10% $370	-5% $355	+0% $339	+5% $324	+10% $308
Rent	-10% $266	-5% $303	+0% $339	+5% $376	+10% $412
Rate	-1.0pp $367	-0.5pp $353	base $339	+0.5pp $325	+1.0pp $310

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	14d	1	0.25mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	0.32mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	22d	1	0.39mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$999	$0.91	14d	8	0.56mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$999	$0.93	14d	14	0.76mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	22d	1	0.84mi
2106 S Andrews Cir Unit A Columbus, GA	1.0	1.0	700	$575	$0.82	14d	1	0.92mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	22d	1	0.93mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	0.93mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	44d	1	0.95mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	14d	1	1.08mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	22d	1	1.16mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	14d	6	1.17mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	44d	1	1.28mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	14d	1	1.28mi
916 Lawyers Ln Columbus, GA	1.0	1.0	833	$525	$0.63	22d	1	1.35mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	14d	1	1.39mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	22d	1	1.41mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	44d	1	1.41mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$713	$0.59	22d	1	1.43mi
9 Montclair Ct Unit B Columbus, GA	2.0	1.5	959	$950	$0.99	44d	1	1.48mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	44d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $55,000 Active 132 DOM
2. 2026-06-17
   days on market $55,000 Active 131 DOM
3. 2026-06-16
   days on market $55,000 Active 130 DOM
4. 2026-06-15
   days on market $55,000 Active 129 DOM
5. 2026-06-14
   days on market $55,000 Active 127 DOM
6. 2026-06-13
   days on market $55,000 Active 126 DOM
7. 2026-06-10
   days on market $55,000 Active 124 DOM
8. 2026-06-09
   days on market $55,000 Active 123 DOM
9. 2026-06-08
   days on market $55,000 Active 122 DOM
10. 2026-06-07
    days on market $55,000 Active 121 DOM
11. 2026-06-05
    days on market $55,000 Active 118 DOM
12. 2026-06-03
    days on market $55,000 Active 117 DOM
13. 2026-06-02
    days on market $55,000 Active 116 DOM
14. 2026-06-01
    days on market $55,000 Active 115 DOM
15. 2026-05-31
    days on market $55,000 Active 114 DOM
16. 2026-05-30
    days on market $55,000 Active 113 DOM
17. 2026-03-25
    price $55,000 682-char remark

    Show marketing remark (682 chars)

    Stable Income-Producing Investment with ARV Upside in Andrews! Well-maintained 2-bedroom, 1-bath ranch-style home offering 1,044 sq ft of comfortable single-level living. This property is a reliable income producer, ideal for buy-and-hold investors seeking steady returns with future value-add potential. The functional layout and ranch design support long-term tenant demand and ease of maintenance. Conveniently located in the Andrews area, just minutes from Fort Benning, shopping, dining, and major commuter routes. With a strong rental history and promising ARV potential, this property presents an excellent opportunity for both immediate cash flow and long-term appreciation.

18. 2026-02-07
    listed $57,000 Active 682-char remark

    Show marketing remark (682 chars)

    Stable Income-Producing Investment with ARV Upside in Andrews! Well-maintained 2-bedroom, 1-bath ranch-style home offering 1,044 sq ft of comfortable single-level living. This property is a reliable income producer, ideal for buy-and-hold investors seeking steady returns with future value-add potential. The functional layout and ranch design support long-term tenant demand and ease of maintenance. Conveniently located in the Andrews area, just minutes from Fort Benning, shopping, dining, and major commuter routes. With a strong rental history and promising ARV potential, this property presents an excellent opportunity for both immediate cash flow and long-term appreciation.

19. 2020-10-13
    soldstatus $10,000 19-char remark

    Show marketing remark (19 chars)

    Investment Property

20. 2020-10-08
    listed $15,000 19-char remark

    Show marketing remark (19 chars)

    Investment Property

21. 2019-01-22
    soldstatus $10,000
22. 2019-01-21
    soldstatus $10,000
23. 2018-12-18
    listed $15,000

ⓘ 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: $968 · $81/mo
• Projected year-2 tax: $968 · $81/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $11,106
• − Mortgage interest: −$3,081
• − Property taxes: −$968
• − Insurance: −$275
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$1,600
• Taxable income: $3,405
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,253/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

+266.7% since first listed

7 events — show timeline

• 2026-03-25 Price Changed $55,000 CBOR
• 2026-02-07 Listed $57,000 CBOR
• 2020-10-13 Sold (MLS) $10,000 GAMLS
• 2020-10-08 Listed $15,000 GAMLS
• 2019-01-22 Sold (MLS) $10,000 CBOR
• 2019-01-21 Sold (MLS) $10,000 GAMLS
• 2018-12-18 Listed $15,000 CBOR

Property tax history

+54.6%/yr

Latest (2025): $968 · -15.6% YoY. Source: county tax records.