815 Englewood Dr · Columbus, GA 31907

$72,000

3 bd · 2.0 ba · 1,241 sqft · SingleFamily public records · 3 Days on market

Built 1989 0.26 ac lot Est $140k · 49% under

---

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 +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This home has potential with 3 Bedrooms and 2 Bathrooms. Needs some TLC and cleaning out. Sold As-Is. Items will not be removed. HAs potential to be a great home when cleaned out and with some TLC.

Key facts

• 0.26 acre lot
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Exterior features: Lot approximately 0.26 acres; Located in the Lake Rushing Heights subdivision; Directions: From US-80 W, turn left onto Wright Dr, then right onto Englewood Dr; the house will be on your left

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Cap rate 14.3% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $498 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 + 4.8% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $72,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.77% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.74%
• DSCR: 2.28
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $140,233
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
766 Cardinal Ave	0.18mi	3/2.0	1,274 (+3%)	6mo	$143,400	$113	82
763 Corley Dr	0.33mi	3/1.5	1,300 (+5%)	8mo	$85,000	$65	68
4229 Empire St	0.58mi	3/1.5	1,219 (-2%)	10mo	$139,900	$115	60
750 Corley Dr	0.37mi	3/1.5	1,332 (+7%)	10mo	$159,500	$120	60
433 Olsen Ave	0.58mi	3/1.5	1,269 (+2%)	10mo	$100,000	$79	59
822 Reaper Ln	0.60mi	3/2.0	1,312 (+6%)	5mo	$180,000	$137	58
916 Goodson Dr	0.21mi	3/1.0	1,090 (-12%)	12mo	$23,100	$21	56
4302 Empire St	0.52mi	3/2.0	1,099 (-11%)	1mo	$125,000	$114	55
4807 Floyd Ct	0.73mi	4/2.0 (+1)	1,204 (-3%)	8mo	$149,500	$124	49
4812 Floyd Ct	0.68mi	4/2.0 (+1)	1,300 (+5%)	10mo	$141,900	$109	47
392 Olsen Ave	0.68mi	3/2.0	1,420 (+14%)	1mo	$119,900	$84	44
4327 Kenesaw Dr	0.65mi	3/2.0	1,421 (+14%)	8mo	$145,000	$102	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: 25.2%
• Equity multiple: 2.07×
• Total profit: $21,493
• Equity at exit: $10,735

10-year hold

• IRR: 34.1%
• Equity multiple: 4.40×
• Total profit: $68,576
• Equity at exit: $6,225

Cash invested: $20,160 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$378
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $483

Break-even live

Break-even rent $664

Max offer price $72,000

Occupancy floor 57%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	21d	1	0.13mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	13d	1	0.41mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	21d	1	0.46mi
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	43d	1	0.61mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	13d	1	0.65mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	43d	1	0.72mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	13d	1	0.75mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	13d	12	0.76mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	13d	1	0.79mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	43d	1	0.81mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	21d	1	0.88mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	21d	1	0.92mi
5431 Buena Vista Rd Columbus, GA	2.0	2.0	850	$1,050	$1.24	43d	1	0.94mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	13d	1	0.95mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	43d	1	0.96mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	0.96mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	21d	1	0.98mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	13d	1	1.01mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	43d	1	1.02mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	21d	1	1.02mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	13d	1	1.02mi
9 Montclair Ct Unit B Columbus, GA	2.0	1.5	959	$950	$0.99	43d	1	1.04mi
5020 Shirley Ann Dr Columbus, GA	4.0	2.5	1395	$1,550	$1.11	13d	1	1.08mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	13d	1	1.11mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	21d	1	1.15mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	21d	1	1.17mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	43d	1	1.19mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	21d	1	1.30mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	43d	1	1.33mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	13d	1	1.33mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	43d	1	1.35mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	13d	1	1.39mi
3503 Ruben St Columbus, GA	4.0	1.0	1054	$1,100	$1.04	13d	1	1.41mi
845 Arlington Dr Columbus, GA	3.0	2.0	1250	$850	$0.68	43d	1	1.43mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	13d	6	1.44mi

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-05-18
   listed $72,000 Active

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $1,400 · $117/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,297
• − Mortgage interest: −$4,033
• − Property taxes: −$1,400
• − Insurance: −$360
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,095
• Taxable income: $4,961
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $4,603/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

2 events — show timeline

• 2026-05-21 Pending — CBOR
• 2026-05-18 Listed $72,000 CBOR

Property tax history

+10.0%/yr

Latest (2025): $1,400 · +185.2% YoY. Source: county tax records.