3915 Mosley Dr · Columbus, GA 31903

$75,000

3 bd · 2.0 ba · 1,793 sqft · SingleFamily public records · 5 Days on market

Built 1952 0.64 ac lot Est $79k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +9.7/15.0
• 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

Ranch on a corner lot! Come see the 3 sided brick ranch style house in the heart of Columbus, GA. Perfect for investors, flippers, or buyers looking to add value through renovations. Prime location with strong potential for increased value after improvements. Less than a 10 minute drive to big name retail stores, restaurants, and more. This 3-bedroom, 2-bath home offers great bones and endless potential for the right buyer. This property presents an excellent chance to add value. Conveniently located near schools, shopping, and major highways. Property is being sold as-is.

Key facts

• 3 sided brick
• Prime location
• Corner lot

Tags

• CORNER LOT
• 3 SIDED BRICK
• PRIME LOCATION
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Other sewer
• Home design: One level home; Brick on three sides construction; Resale property
• Construction: Brick/mortar foundation; Other roof
• Exterior features: Private road frontage

Interior

• Kitchen: Breakfast room
• Bedrooms: Three bedrooms on the main level; Master suite on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Interior features: Brick fireplace; No shared/common walls; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 12.6% 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: Dorothy Height Elementary School (math 3% / reading 9%, grade F, #1,154 of 1,228 statewide, top 94%, 500 students, 97% FRL); Eddy Middle School (math 4% / reading 11%, grade F, #447 of 470 statewide, top 95%, 413 students, 97% FRL); Columbus High School (math 67% / reading 62%, grade B-, #8 of 424 statewide, top 2%, 1,131 students, 18% FRL).
• Market conditions: Rents rising (+1.8%/yr); 100 active listings in the ZIP; 5 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 41% 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 $519 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $50k; list at $75k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $75,000

Questions for the listing agent

1. Built in 1952 — 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: 1.49% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.44%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $78,892
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3915 Mosley Dr	0.00mi	3/2.0	1,793 (0%)	21mo	$50,000	$28	83
3976 Mosley Dr	0.16mi	3/2.0	1,936 (+8%)	10mo	$68,000	$35	71
2353 Shelby St	0.32mi	3/2.0	1,568 (-12%)	4mo	$69,500	$44	61
4031 Calhoun Dr	0.22mi	3/2.0	1,630 (-9%)	21mo	$100,000	$61	57
221 Elba Dr	0.50mi	4/2.0 (+1)	1,827 (+2%)	18mo	$180,000	$99	54
20 Muscogee Dr	0.12mi	4/2.0 (+1)	1,550 (-14%)	18mo	$55,000	$35	52
4152 Bellamy St	0.43mi	3/2.0	1,596 (-11%)	18mo	$126,500	$79	47
1474 Brewer Ave	0.47mi	4/2.0 (+1)	1,549 (-14%)	8mo	$129,000	$83	44
115 Engineer Dr	0.70mi	3/2.0	1,642 (-8%)	12mo	$52,000	$32	43

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: 14.0%
• Equity multiple: 1.55×
• Total profit: $11,552
• Equity at exit: $11,183

10-year hold

• IRR: 21.9%
• Equity multiple: 2.76×
• Total profit: $37,019
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $393

Break-even live

Break-even rent $619

Max offer price $75,000

Occupancy floor 60%

Sensitivity live

Price	-10% $435	-5% $414	+0% $393	+5% $372	+10% $350
Rent	-10% $305	-5% $349	+0% $393	+5% $437	+10% $481
Rate	-1.0pp $431	-0.5pp $412	base $393	+0.5pp $373	+1.0pp $354

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	44d	1	0.59mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	14d	1	1.07mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	14d	1	1.20mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	22d	1	1.28mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	22d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $75,000 Active 5 DOM
2. 2026-06-17
   days on market $75,000 Active 4 DOM
3. 2026-06-16
   days on market $75,000 Active 3 DOM
4. 2026-06-15
   days on market $75,000 Active 2 DOM
5. 2026-06-14
   remarks 579-char remark
6. 2026-06-14
   listed $75,000 Active 1 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: $770 · $64/mo
• Projected year-2 tax: $770 · $64/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 6 d/yr ≥107°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,390
• − Mortgage interest: −$4,201
• − Property taxes: −$770
• − Insurance: −$375
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,182
• Taxable income: $3,720
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $3,821/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

+36.6% since first listed

15 events — show timeline

• 2026-06-11 Listed $75,000 FMLS
• 2026-04-20 Listing Removed — GAMLS
• 2026-04-20 Listing Removed — FMLS
• 2026-03-17 Listing Removed — GAMLS
• 2026-03-13 Listed $75,000 GAMLS
• 2026-03-13 Listed $75,000 GAMLS
• 2026-03-13 Listed $75,000 FMLS
• 2024-10-04 Sold (Public Records) $50,000 Public Records
• 2024-10-04 Sold (MLS) $50,000 CBOR
• 2024-09-22 Pending — CBOR
• 2024-08-10 Relisted — CBOR
• 2024-08-03 Pending — CBOR
• 2024-07-29 Listed $55,000 CBOR
• 2023-02-07 Listing Removed — GAMLS
• 2022-09-07 Listed $54,900 GAMLS

Property tax history

+5.0%/yr

Latest (2025): $770 · +21.8% YoY. Source: county tax records.