2910 Beech St · Columbus, GA 31909

$96,000

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 162 Days on market

Built 1965 Good condition 0.26 ac lot $124/sqft · 25% below area Est $128k · 25% under ↓ 4% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2910 Beech St. in Columbus! This charming 2 bedroom, 1 bathroom home is located in a highly sought-after area and offers the perfect blend of comfort, convenience, and value. Whether you're a first-time home buyer, looking to downsize, or searching for your next investment property, this one is to add to your list. Move-in ready with a functional layout and inviting feel, all at a price point that's hard to beat. Conveniently located near shopping, dining, schools, and everyday amenities. Don't miss your chance to make this home yours!

Key facts

• 0.26 acre lot
• Listed 161 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 5.0% 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: Allen Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 451 students, 97% FRL); Arnold Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 645 students, 97% FRL); Jordan Vocational High School (math 12% / reading 12%, grade F, #342 of 424 statewide, top 81%, 869 students, 96% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 340 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 185d 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 $664 of loan paydown is wiped out by about $3k 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 + 2.8% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1965 — 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: 1.41% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (median comp): $127,799
• List price: $96,000
• Delta: -24.88%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2924 Beech St	0.03mi	2/1.0	864 (+12%)	8mo	$83,750	$97	73
5630 Lorenzo Rd	0.81mi	2/2.0	806 (+4%)	4mo	$125,000	$155	51
3115 Myrick Dr	0.18mi	3/1.0 (+1)	966 (+25%)	14mo	$150,000	$155	50
5730 Carlton Ave	0.17mi	2/1.0	900 (+16%)	36mo	$113,478	$126	47
5538 Perry Ave	0.25mi	3/1.0 (+1)	966 (+25%)	16mo	$179,900	$186	45
5805 Fairchild Dr	0.45mi	3/1.5 (+1)	948 (+22%)	4mo	$135,000	$142	43
6231 Lynridge Ave	0.81mi	2/1.0	868 (+12%)	14mo	$135,000	$156	33
5704 Fairchild Dr	0.44mi	3/1.0 (+1)	966 (+25%)	28mo	$147,000	$152	29
1113 Steve Mar Dr	1.43mi	3/1.0 (+1)	875 (+13%)	16mo	$111,375	$127	25
5618 Lorenzo Rd	0.83mi	3/2.0 (+1)	860 (+11%)	33mo	$136,000	$158	18
3712 Grier Ave	1.03mi	3/1.0 (+1)	960 (+24%)	21mo	$152,500	$159	18

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $12,502
• Equity at exit: $14,314

10-year hold

• IRR: 20.6%
• Equity multiple: 2.72×
• Total profit: $46,171
• Equity at exit: $8,300

Cash invested: $26,880 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $120,000 ($150/sqft)
• Median days on market: 60 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +10.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31909

• Rents YoY: 2.8%
• Active inventory: 340
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$503
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $445

Break-even live

Break-even rent $794

Max offer price $96,000

Occupancy floor 62%

Sensitivity live

Price	-10% $500	-5% $472	+0% $445	+5% $418	+10% $391
Rent	-10% $338	-5% $392	+0% $445	+5% $499	+10% $552
Rate	-1.0pp $494	-0.5pp $470	base $445	+0.5pp $420	+1.0pp $395

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: $24,000
• Closing costs: $2,880
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3140 Bonanza Dr Columbus, GA	3.0	1.0	1058	$1,550	$1.47	184d	1	0.20mi
5614 Lorenzo Rd Columbus, GA	2.0	1.0	1112	$950	$0.85	184d	1	0.84mi
5462 Whittlesey Blvd Columbus, GA	1.0–3.0	1.0–2.0	1429	$1,799	$1.26	0d	15	0.98mi
5000 Armour Rd Columbus, GA	1.0	1.0	747	$950	$1.27	1d	3	1.17mi
5000 Armour Rd Columbus, GA	1.0	1.0	747	$800	$1.07	184d	1	1.17mi
5415 Eugenia Ave Columbus, GA	3.0	1.0	964	$1,200	$1.24	10d	1	1.29mi

Property features AI

Finance

• Other: Directions: Turn off of W Britt David Rd onto Hargett Drive. Before the end of Hargett Drive take a left onto August Avenue. Then take a right onto Beech Street. The house will be the third on your right.

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne-story
• Exterior features: Lot approximately 0.26 acresLocated in the Ogletree Place Annex subdivision

Interior

• Kitchen: Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatCooling with ceiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Dedicated laundry room

Listing history 50 events

1. 2026-11-08
   days on market $96,000 Active 162 DOM
2. 2026-11-07
   days on market $96,000 Active 161 DOM
3. 2026-11-06
   days on market $96,000 Active 160 DOM
4. 2026-11-05
   days on market $96,000 Active 159 DOM
5. 2026-11-04
   days on market $96,000 Active 158 DOM
6. 2026-11-02
   days on market $96,000 Active 156 DOM
7. 2026-11-01
   days on market $96,000 Active 155 DOM
8. 2026-10-31
   days on market $96,000 Active 154 DOM
9. 2026-10-30
   days on market $96,000 Active 153 DOM
10. 2026-10-29
    days on market $96,000 Active 152 DOM
11. 2026-10-28
    days on market $96,000 Active 151 DOM
12. 2026-10-27
    days on market $96,000 Active 150 DOM
13. 2026-10-26
    days on market $96,000 Active 149 DOM
14. 2026-10-25
    days on market $96,000 Active 148 DOM
15. 2026-10-24
    days on market $96,000 Active 147 DOM
16. 2026-10-23
    days on market $96,000 Active 146 DOM
17. 2026-10-22
    days on market $96,000 Active 145 DOM
18. 2026-10-21
    days on market $96,000 Active 144 DOM
19. 2026-10-20
    days on market $96,000 Active 143 DOM
20. 2026-10-19
    days on market $96,000 Active 142 DOM
21. 2026-10-18
    days on market $96,000 Active 141 DOM
22. 2026-10-17
    days on market $96,000 Active 140 DOM
23. 2026-10-16
    days on market $96,000 Active 139 DOM
24. 2026-10-15
    days on market $96,000 Active 138 DOM
25. 2026-10-14
    days on market $96,000 Active 137 DOM
26. 2026-10-13
    days on market $96,000 Active 136 DOM
27. 2026-10-12
    days on market $96,000 Active 135 DOM
28. 2026-10-11
    days on market $96,000 Active 134 DOM
29. 2026-10-10
    days on market $96,000 Active 133 DOM
30. 2026-10-09
    days on market $96,000 Active 132 DOM
31. 2026-10-08
    days on market $96,000 Active 131 DOM
32. 2026-10-07
    days on market $96,000 Active 130 DOM
33. 2026-10-06
    days on market $96,000 Active 129 DOM
34. 2026-10-05
    days on market $96,000 Active 128 DOM
35. 2026-10-04
    days on market $96,000 Active 127 DOM
36. 2026-10-03
    days on market $96,000 Active 126 DOM
37. 2026-10-02
    days on market $96,000 Active 125 DOM
38. 2026-10-01
    days on market $96,000 Active 124 DOM
39. 2026-09-30
    days on market $96,000 Active 123 DOM
40. 2026-09-29
    days on market $96,000 Active 122 DOM
41. 2026-09-28
    days on market $96,000 Active 121 DOM
42. 2026-09-27
    statusdays on market $96,000 Active 120 DOM
43. 2026-09-11
    statusdays on market $96,000 Pending 119 DOM
44. 2026-09-05
    days on market $96,000 Active 115 DOM
45. 2026-09-04
    days on market $96,000 Active 114 DOM
46. 2026-09-03
    days on market $96,000 Active 113 DOM
47. 2026-08-31
    days on market $96,000 Active 110 DOM
48. 2026-08-30
    days on market $96,000 Active 109 DOM
49. 2026-08-29
    days on market $96,000 Active 108 DOM
50. 2026-08-28
    days on market $96,000 Active 107 DOM

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $1,002 · $84/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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥106°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,287
• − Mortgage interest: −$5,377
• − Property taxes: −$1,002
• − Insurance: −$480
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$2,793
• Taxable income: $4,029
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $4,376/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $3,875–$11,625 screening

This move-in ready home in a sought-after area offers a good condition with fresh paint and well-maintained landscaping, making it an attractive investment.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary Allen Elementary School F GA #810/1,228 Nat'l #32,000/41,679 Middle Arnold Middle School F GA #381/470 Nat'l #12,279/14,009 High Jordan Vocational High School F GA #342/424 Nat'l #15,857/17,239

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

C Composite livability gradescore 64/100

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 · 216,729 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: 9% of renters

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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%

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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%
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 1%

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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

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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

Property features AI

Finance

• Other: Directions: Turn off of W Britt David Rd onto Hargett Drive. Before the end of Hargett Drive take a left onto August Avenue. Then take a right onto Beech Street. The house will be the third on your right.

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne-story
• Exterior features: Lot approximately 0.26 acresLocated in the Ogletree Place Annex subdivision

Interior

• Kitchen: Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatCooling with ceiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Dedicated laundry room

Price history

-4.0% since first listed

2 events — show timeline

• 2026-05-28 Price Changed $96,000 CBOR
• 2026-05-13 Listed $100,000 CBOR

Property tax history

+3.8%/yr

Latest (2025): $1,002 · +0.0% YoY. Source: county tax records.