3063 Meade St · Columbus, GA 31903

$75,000

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 108 Days on market

Built 1951 9,148 sqft lot $80/sqft · 31% above area Est $57k · 31% over

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated brick 2 bedroom, 1 bath rental property with an established tenant in place. Ideal for investors seeking immediate cash flow. This well maintained home offers a functional layout, comfortable living spaces, and a strong rental history. Conveniently located near local amenities, shopping, and public transportation. Stable income potential from day one. Please do not disturb tenant. Showing available with an accepted offer only.

Key facts

• 9,148 sq ft lot
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (+1.8%/yr); 100 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 33% 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.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.18% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $57,254
• List price: $75,000
• Delta: 31.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3044 Wise St	0.06mi	2/1.0	942 (0%)	3mo	$146,000	$155	95
2403 Banks Ave	0.13mi	2/1.0	942 (0%)	7mo	$10,000	$11	88
3310 Albert St	0.24mi	2/1.0	942 (0%)	6mo	$84,900	$90	84
2450 Cornell Ave	0.35mi	2/1.0	942 (0%)	3mo	$146,000	$155	81
2244 Simmons Ave	0.33mi	3/1.0 (+1)	942 (0%)	7mo	$10,000	$11	74
3048 Knox St	0.22mi	2/1.0	858 (-9%)	3mo	$146,000	$170	73
2846 Walker St	0.31mi	3/1.0 (+1)	990 (+5%)	1mo	$35,000	$35	71
2203 Simmons Ave	0.40mi	2/1.0	858 (-9%)	4mo	$110,000	$128	64
2241 Bruce Ave	0.38mi	2/1.0	858 (-9%)	5mo	$64,000	$75	64
3008 Blan St	0.30mi	3/1.0 (+1)	1,054 (+12%)	2mo	$62,000	$59	60
2608 Walker St	0.61mi	3/1.0 (+1)	1,054 (+12%)	2mo	$75,000	$71	45
2309 Ginny Ave	0.54mi	3/1.0 (+1)	1,082 (+15%)	1mo	$62,000	$57	45

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $898
• Equity at exit: $11,183

10-year hold

• IRR: 9.6%
• Equity multiple: 1.70×
• Total profit: $14,734
• 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: 7.1×

Monthly cashflow live

• Estimated rent: $883 high
• Mortgage (P&I): −$393
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $221

Break-even live

Break-even rent $603

Max offer price $75,000

Occupancy floor 70%

Sensitivity live

Price	-10% $264	-5% $243	+0% $221	+5% $200	+10% $179
Rent	-10% $152	-5% $186	+0% $221	+5% $256	+10% $291
Rate	-1.0pp $259	-0.5pp $240	base $221	+0.5pp $202	+1.0pp $182

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	44d	1	0.11mi
2329 S Lumpkin Rd Columbus, GA	2.0	1.0	816	$850	$1.04	44d	1	0.12mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	14d	1	0.12mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	14d	1	0.14mi
3014 Drake St Columbus, GA	2.0	1.0	858	$950	$1.11	44d	1	0.16mi
3053 Blan St Columbus, GA	2.0	1.0	868	$875	$1.01	14d	1	0.28mi
2840 Walker St Columbus, GA	3.0	1.0	1032	$975	$0.94	44d	1	0.34mi
2231 Cornell Ave Columbus, GA	2.0	1.0	858	$950	$1.11	22d	1	0.44mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	44d	1	0.49mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	14d	1	0.69mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	44d	1	0.71mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	22d	1	0.76mi
2220 Ticknor Dr Unit 9 Columbus, GA	1.0	1.0	706	$675	$0.96	14d	1	0.80mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$675	$0.96	44d	1	0.80mi
2220 Ticknor Dr Unit 1 Columbus, GA	1.0	1.0	706	$750	$1.06	22d	1	0.80mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$650	$0.92	14d	1	0.80mi
2550 Wedgefield Ct Columbus, GA	2.0	2.0	1100	$788	$0.72	14d	1	0.83mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	44d	1	1.05mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	14d	1	1.08mi
1 Engineer Dr Unit H1 Columbus, GA	2.0	1.0	816	$850	$1.04	44d	1	1.10mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	44d	1	1.15mi
171 Munson Dr Columbus, GA	2.0	1.0	780	$800	$1.03	22d	1	1.24mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	14d	1	1.26mi

Listing history 24 events

1. 2026-06-18
   days on market $75,000 Active 108 DOM
2. 2026-06-17
   days on market $75,000 Active 107 DOM
3. 2026-06-16
   days on market $75,000 Active 106 DOM
4. 2026-06-15
   days on market $75,000 Active 105 DOM
5. 2026-06-14
   days on market $75,000 Active 103 DOM
6. 2026-06-13
   days on market $75,000 Active 102 DOM
7. 2026-06-10
   days on market $75,000 Active 100 DOM
8. 2026-06-09
   days on market $75,000 Active 99 DOM
9. 2026-06-08
   days on market $75,000 Active 98 DOM
10. 2026-06-07
    days on market $75,000 Active 97 DOM
11. 2026-06-05
    days on market $75,000 Active 94 DOM
12. 2026-06-03
    days on market $75,000 Active 93 DOM
13. 2026-06-02
    days on market $75,000 Active 92 DOM
14. 2026-06-01
    days on market $75,000 Active 91 DOM
15. 2026-05-31
    days on market $75,000 Active 90 DOM
16. 2026-05-30
    days on market $75,000 Active 89 DOM
17. 2026-03-02
    listed $75,000 Active 440-char remark

    Show marketing remark (440 chars)

    Renovated brick 2 bedroom, 1 bath rental property with an established tenant in place. Ideal for investors seeking immediate cash flow. This well maintained home offers a functional layout, comfortable living spaces, and a strong rental history. Conveniently located near local amenities, shopping, and public transportation. Stable income potential from day one. Please do not disturb tenant. Showing available with an accepted offer only.

18. 2024-11-06
    historical $750
19. 2024-10-05
    price $750
20. 2024-09-11
    listed $785
21. 2024-01-30
    historical $750
22. 2024-01-12
    listed $750
23. 2023-08-05
    historical
24. 2017-01-26
    listed $18,000

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$66/yr (+$6/mo · 10.6%)

ⓘ 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 7/10 Severe 78% 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: $10,602
• − Mortgage interest: −$4,201
• − Property taxes: −$624
• − Insurance: −$375
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$2,182
• Taxable income: $1,524
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,291/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

+316.7% since first listed

8 events — show timeline

• 2026-03-02 Listed $75,000 CBOR
• 2024-11-06 Rental Removed $750 APPFOLIO
• 2024-10-05 Price Changed $750 APPFOLIO
• 2024-09-11 Listed for Rent $785 APPFOLIO
• 2024-01-30 Rental Removed $750 APPFOLIO
• 2024-01-12 Listed for Rent $750 APPFOLIO
• 2023-08-05 Rental Removed — APPFOLIO
• 2017-01-26 Listed $18,000 CBOR

Property tax history

-1.6%/yr

Latest (2025): $624 · +180.0% YoY. Source: county tax records.