5435 Wayne Dr · Columbus, GA 31909

$103,550

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 30 Days on market

Built 1955 9,148 sqft lot Est $168k · 38% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

Key facts

• 9,148 sq ft lot
• Built 1955
• Listed 30 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $102k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 (+2.8%/yr); 148 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $716 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $21k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,996 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.50% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.45%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $168,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5435 Mariner Dr	0.07mi	3/1.0	1,092 (0%)	10mo	$169,900	$156	88
3618 Grier Ave	0.16mi	3/1.0	1,000 (-8%)	5mo	$120,000	$120	74
3308 Mustang Dr	0.23mi	3/1.5	1,199 (+10%)	2mo	$185,000	$154	69
5422 Grumman Ave	0.19mi	3/2.0	1,204 (+10%)	8mo	$156,500	$130	64
3514 Vernon Dr	0.69mi	3/1.0	1,066 (-2%)	3mo	$150,000	$141	61
5540 Rodgers Dr	0.71mi	3/1.0	1,085 (-1%)	6mo	$167,500	$154	61
3613 Vernon Dr	0.69mi	3/2.0	1,200 (+10%)	1mo	$189,000	$158	46
5216 Moon Rd	0.73mi	3/1.0	972 (-11%)	7mo	$148,000	$152	42
3115 Myrick Dr	0.70mi	3/1.0	966 (-12%)	9mo	$150,000	$155	40
5538 Perry Ave	0.70mi	3/1.0	966 (-12%)	12mo	$179,900	$186	39
4923 Hall Ave	0.74mi	3/1.0	1,197 (+10%)	13mo	$175,000	$146	39
5530 Perry Ave	0.69mi	2/1.0 (-1)	1,200 (+10%)	11mo	$150,000	$125	37

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $14,386
• Equity at exit: $15,440

10-year hold

• IRR: 21.3%
• Equity multiple: 2.79×
• Total profit: $51,793
• Equity at exit: $8,953

Cash invested: $28,994 (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: 148
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$543
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $494

Break-even live

Break-even rent $929

Max offer price $103,550

Occupancy floor 63%

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: $25,888
• Closing costs: $3,106
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5415 Eugenia Ave Columbus, GA	3.0	1.0	964	$1,200	$1.24	43d	1	0.40mi
3140 Bonanza Dr Columbus, GA	3.0	1.0	1058	$1,550	$1.47	43d	1	0.79mi
4343 Warm Springs Rd Columbus, GA	2.0–3.0	2.0	1242	$1,535	$1.24	13d	10	0.88mi
5941 Reed Ave Columbus, GA	3.0	2.0	1280	$1,550	$1.21	43d	1	0.97mi
3828 Reese Rd Columbus, GA	3.0	2.0	1107	$2,450	$2.21	43d	1	1.05mi
4419 Anglin Rd Columbus, GA	3.0	2.0	1039	$1,650	$1.59	13d	1	1.05mi
3828 Anglin Ct Columbus, GA	3.0	2.0	1477	$1,700	$1.15	21d	1	1.20mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	21d	1	1.42mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	43d	1	1.42mi
4845 Burt Mar Dr Unit G1 Columbus, GA	2.0	2.0	1060	$805	$0.76	43d	1	1.43mi
2840 Warm Springs Rd Columbus, GA	1.0–2.0	1.0–2.0	1196	$1,500	$1.25	13d	8	1.48mi

Listing history 20 events

1. 2024-04-23
   soldstatus $97,500
2. 2024-04-01
   soldstatus $97,500 Sold 499-char remark

   Show marketing remark (493 chars)

   Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property sold as is. Call to schedule an appointment today!

3. 2024-04-01
   soldstatus $97,500 Closed 493-char remark

   Show marketing remark (493 chars)

   Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property sold as is. Call to schedule an appointment today!

4. 2024-03-14
   status Pending 493-char remark

   Show marketing remark (499 chars)

   Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

5. 2024-03-14
   status Pending

   Show marketing remark (499 chars)

   Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

6. 2024-03-14
   status Under Contract 499-char remark

   Show marketing remark (499 chars)

   Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

7. 2024-03-04
   price $103,500 499-char remark

   Show marketing remark (493 chars)

   Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property sold as is. Call to schedule an appointment today!

8. 2024-03-04
   price $103,550

   Show marketing remark (493 chars)

   Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property sold as is. Call to schedule an appointment today!

9. 2024-03-04
   price $103,550 493-char remark

   Show marketing remark (493 chars)

   Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property sold as is. Call to schedule an appointment today!

10. 2024-02-27
    price $109,000

    Show marketing remark (499 chars)

    Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

11. 2024-02-27
    price $109,000 493-char remark

    Show marketing remark (499 chars)

    Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

12. 2024-02-27
    price $109,000 499-char remark

    Show marketing remark (499 chars)

    Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

13. 2024-02-19
    price $118,750 493-char remark

    Show marketing remark (499 chars)

    Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

14. 2024-02-19
    price $118,750 499-char remark

    Show marketing remark (499 chars)

    Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

15. 2024-02-13
    listed $125,000 Active 493-char remark

    Show marketing remark (499 chars)

    Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

16. 2024-02-13
    listed $125,000 New 499-char remark

    Show marketing remark (499 chars)

    Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

17. 2024-02-13
    listed $125,000 Active

    Show marketing remark (499 chars)

    Check out this diamond in the rough nestled in North East Columbus and less than minutes from the Columbus Airport! Some modifications have already been completed and with just a little bit more TLC this home could make for an epic flip or a money-making rental property. Boasting 1,092 Sq Ft of space, this vinyl-clad charmer flaunts gorgeous LVP flooring, plus a spacious living room and a separate dining room next to the kitchen. Property being sold as is. Call to schedule an appointment today!

18. 2021-11-22
    soldstatus $71,500
19. 2021-11-12
    soldstatus $71,500
20. 2021-09-20
    listed $74,900

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $1,772 · $148/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $18,653
• − Mortgage interest: −$5,800
• − Property taxes: −$1,772
• − Insurance: −$518
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$3,012
• Taxable income: $4,566
• Est. tax owed @ 24.0%: −$1,096
• After-tax cash flow: $4,834/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

+30.2% since first listed

20 events — show timeline

• 2024-04-23 Sold (Public Records) $97,500 Public Records
• 2024-04-01 Sold (MLS) $97,500 CBOR
• 2024-04-01 Sold (MLS) $97,500 GAMLS
• 2024-03-14 Pending — CBOR
• 2024-03-14 Pending — EABOR
• 2024-03-14 Pending — GAMLS
• 2024-03-04 Price Changed $103,500 GAMLS
• 2024-03-04 Price Changed $103,550 EABOR
• 2024-03-04 Price Changed $103,550 CBOR
• 2024-02-27 Price Changed $109,000 EABOR
• 2024-02-27 Price Changed $109,000 CBOR
• 2024-02-27 Price Changed $109,000 GAMLS
• 2024-02-19 Price Changed $118,750 CBOR
• 2024-02-19 Price Changed $118,750 GAMLS
• 2024-02-13 Listed $125,000 CBOR
• 2024-02-13 Listed $125,000 GAMLS
• 2024-02-13 Listed $125,000 EABOR
• 2021-11-22 Sold (Public Records) $71,500 Public Records
• 2021-11-12 Sold (MLS) $71,500 CBOR
• 2021-09-20 Listed $74,900 CBOR

Property tax history

+17.1%/yr

Latest (2025): $1,772 · +62.3% YoY. Source: county tax records.