4831 Toney Dr · Columbus, GA 31903

$89,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 55 Days on market

Built 1962 10,454 sqft lot $83/sqft · at area comps Est $93k · at est.

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +9.0/15.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom brick ranch home, on spacious lot, with fenced in back yard. Welcome home to this lovely ranch style home nestled on a large lot. Perfect for outdoor living, gardening, or space for the kids and pets to play in the yard. Step inside to find hardwood floors that flow throughout the home adding warmth and timeless character. The living room offers an inviting atmosphere. The kitchen provides ample cabinet space and easy access to dining area. Home is tenant occupied and will only be shown during due diligence period.

Key facts

• Ample cabinet space
• Fenced in back yard
• Hardwood floors

Tags

• BRICK RANCH
• FENCED IN BACK YARD
• HARDWOOD FLOORS
• AMPLE CABINET SPACE

Property features AI

Exterior

• Parking: Carport (1 carport space, 1 total parking space)
• Utilities: Public water; Public sewer; 110 volt electric; Cable available; Electricity available; Natural gas available; Phone available; Water available; Sewer available
• Home design: One level; Resale property
• Construction: Brick construction; Shingle and wood roof; Slab foundation
• Exterior features: Chain link fencing; Paved road frontage on a county road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom on the main level; Master bathroom: none (no dedicated master bath features listed)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: No shared/common walls; Country-style kitchen; Separate dining room; Family room; Other interior features
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: St. Marys Video And Communication Technology (math 12% / reading 8%, grade F, #1,092 of 1,228 statewide, top 91%, 450 students, 97% FRL); Eddy Middle School (math 4% / reading 11%, grade F, #447 of 470 statewide, top 95%, 413 students, 97% FRL); Spencer High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 943 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 26% district-wide (-18 pts) — the specific schools serving this property underperform the Muscogee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 100 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 40% 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 $622 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (median comp): $93,079
• List price: $89,900
• Delta: -3.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4742 Toney Dr	0.10mi	3/1.0	1,222 (+13%)	3mo	$96,900	$79	71
4697 Old Cusseta Rd	0.17mi	3/2.0	1,195 (+11%)	2mo	$169,000	$141	68
1035 Bedford Ave	0.50mi	3/1.0	1,120 (+4%)	13mo	$79,500	$71	60
1316 Schimek Dr	0.33mi	3/2.0	1,219 (+13%)	1mo	$109,000	$89	58
4504 Conner Rd	0.46mi	2/2.0 (-1)	1,064 (-2%)	13mo	$127,000	$119	56
1492 Ivan Ave	0.62mi	3/1.0	1,012 (-6%)	7mo	$30,000	$30	55
4518 Moline Ave	0.47mi	3/1.0	999 (-8%)	13mo	$77,500	$78	55
4642 Otis Jones Dr	0.22mi	4/2.0 (+1)	1,175 (+9%)	19mo	$125,000	$106	50
1465 Ivan Ave	0.68mi	2/1.0 (-1)	1,094 (+1%)	20mo	$48,000	$44	44
1581 Ivan Ave	0.62mi	3/2.0	1,157 (+7%)	16mo	$130,000	$112	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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-874
• Equity at exit: $13,404

10-year hold

• IRR: 7.5%
• Equity multiple: 1.54×
• Total profit: $13,488
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$471
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $235

Break-even live

Break-even rent $771

Max offer price $89,900

Occupancy floor 73%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	13d	1	0.29mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	21d	1	0.42mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	0.71mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	13d	1	0.80mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	0.97mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	21d	1	1.01mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	21d	1	1.02mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	43d	1	1.11mi
1230 Kings Mountain Ct Apt A Columbus, GA	2.0	1.0	775	$875	$1.13	43d	1	1.15mi
5500 Saint Marys Rd Columbus, GA	2.0	1.0	593	$950	$1.60	21d	9	1.19mi
4 Dean Dr Columbus, GA	3.0	1.5	1200	$1,050	$0.88	13d	1	1.21mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	1.27mi
171 Munson Dr Columbus, GA	2.0	1.0	780	$800	$1.03	21d	1	1.27mi
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	43d	1	1.32mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	1.37mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	13d	1	1.40mi
5664 Saint Marys Rd Unit A Columbus, GA	2.0	1.0	1048	$1,100	$1.05	43d	1	1.41mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	43d	1	1.46mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	21d	1	1.47mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	43d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $89,900 Active 55 DOM
2. 2026-06-17
   days on market $89,900 Active 54 DOM
3. 2026-06-16
   days on market $89,900 Active 53 DOM
4. 2026-06-15
   days on market $89,900 Active 52 DOM
5. 2026-06-14
   days on market $89,900 Active 50 DOM
6. 2026-06-13
   days on market $89,900 Active 49 DOM
7. 2026-06-10
   days on market $89,900 Active 47 DOM
8. 2026-06-09
   days on market $89,900 Active 46 DOM
9. 2026-06-08
   days on market $89,900 Active 45 DOM
10. 2026-06-07
    days on market $89,900 Active 44 DOM
11. 2026-06-05
    days on market $89,900 Active 41 DOM
12. 2026-06-03
    days on market $89,900 Active 40 DOM
13. 2026-06-02
    days on market $89,900 Active 39 DOM
14. 2026-06-01
    days on market $89,900 Active 38 DOM
15. 2026-05-31
    days on market $89,900 Active 37 DOM
16. 2026-05-30
    days on market $89,900 Active 36 DOM
17. 2026-04-25
    listed $89,900 New 539-char remark

    Show marketing remark (539 chars)

    Charming 3-bedroom brick ranch home, on spacious lot, with fenced in back yard. Welcome home to this lovely ranch style home nestled on a large lot. Perfect for outdoor living, gardening, or space for the kids and pets to play in the yard. Step inside to find hardwood floors that flow throughout the home adding warmth and timeless character. The living room offers an inviting atmosphere. The kitchen provides ample cabinet space and easy access to dining area. Home is tenant occupied and will only be shown during due diligence period.

18. 2026-04-25
    listed $89,900 Active 539-char remark

    Show marketing remark (539 chars)

    Charming 3-bedroom brick ranch home, on spacious lot, with fenced in back yard. Welcome home to this lovely ranch style home nestled on a large lot. Perfect for outdoor living, gardening, or space for the kids and pets to play in the yard. Step inside to find hardwood floors that flow throughout the home adding warmth and timeless character. The living room offers an inviting atmosphere. The kitchen provides ample cabinet space and easy access to dining area. Home is tenant occupied and will only be shown during due diligence period.

19. 2026-01-31
    historical
20. 2026-01-31
    historical
21. 2025-11-20
    price $89,900
22. 2025-11-19
    price $89,900
23. 2025-10-25
    listed $93,900 Active
24. 2025-10-25
    listed $93,900 New
25. 2025-10-09
    historical
26. 2025-10-09
    historical
27. 2025-09-02
    price $93,900
28. 2025-08-08
    listed $104,900 Active
29. 2025-08-08
    listed $93,900 New
30. 2022-07-22
    soldstatus $78,400
31. 2022-06-10
    soldstatus $78,400
32. 2022-03-23
    listed $79,900
33. 2022-01-28
    price $800

ⓘ 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: $1,204 · $100/mo
• Projected year-2 tax: $1,204 · $100/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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $12,817
• − Mortgage interest: −$5,036
• − Property taxes: −$1,204
• − Insurance: −$450
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,615
• Taxable income: $1,462
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $2,464/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

+12.5% since first listed

17 events — show timeline

• 2026-04-25 Listed $89,900 FMLS
• 2026-04-25 Listed $89,900 GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2026-01-31 Listing Removed — FMLS
• 2025-11-20 Price Changed $89,900 GAMLS
• 2025-11-19 Price Changed $89,900 FMLS
• 2025-10-25 Listed $93,900 GAMLS
• 2025-10-25 Listed $93,900 FMLS
• 2025-10-09 Listing Removed — GAMLS
• 2025-10-09 Listing Removed — FMLS
• 2025-09-02 Price Changed $93,900 FMLS
• 2025-08-08 Listed $93,900 GAMLS
• 2025-08-08 Listed $104,900 FMLS
• 2022-07-22 Sold (Public Records) $78,400 Public Records
• 2022-06-10 Sold (MLS) $78,400 CBOR
• 2022-03-23 Listed $79,900 CBOR
• 2022-01-28 Price Changed $800 RENT.

Property tax history

+6.2%/yr

Latest (2025): $1,204 · +0.0% YoY. Source: county tax records.