1408 Parsons Ct · Columbus, GA 31904

$215,900

3 bd · 1.5 ba · 1,074 sqft · SingleFamily public records · 34 Days on market

Built 1971 Est $185k · 17% over

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Why this score? — see what drove the F 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 +15.6/30.0
• DSCR +4.8/10.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Adorable, well maintained, brick home located on a quiet cul-de-sac in a desirable North Columbus location. Districted schools are: Double Churches Elementary, Veterans Middle and Northside High School. Close to the interstate, shopping and entertainment. This 1074 s. f. all brick home sits on a slab and has 3 bedrooms and 1.5 baths. Features include: hard flooring throughout (LVP and ceramic tile); fresh paint throughout; ceiling fans in every room; updated fixtures; double pane windows; wooden blinds; ample closet and cabinet space; custom doors; metal roof; granite countertops and stone backsplash; and, so much more! Stainless steel stove and dishwasher stay with home. * No other applia

Key facts

• Fresh paint
• Quiet cul-de-sac
• Ceiling fans

Tags

• BRICK HOME
• QUIET CUL-DE-SAC
• HARD FLOORING
• FRESH PAINT
• CEILING FANS
• UPDATED FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $216k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (18.4% below list).
• Recommended offer: $176k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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+, 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: North Columbus Elementary (math 41% / reading 49%, grade D-, #327 of 1,228 statewide, top 27%, 745 students, 52% FRL); Veterans Memorial Middle School (math 28% / reading 41%, grade F, #196 of 470 statewide, top 42%, 648 students, 47% FRL); Northside High School (math 15% / reading 37%, grade F, #175 of 424 statewide, top 42%, 1,402 students, 32% FRL) — zoned schools average 44% FRL vs 61% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 337 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $107k; list at $216k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $176,079 (18.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $184,728
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8250 Bryn Mawr Ln	0.11mi	3/1.5	1,053 (-2%)	1mo	$99,900	$95	90
8334 Canaan Dr	0.45mi	3/2.0	1,107 (+3%)	4mo	$190,000	$172	69
8102 Trafalgar Way	0.20mi	4/2.0 (+1)	1,225 (+14%)	4mo	$218,000	$178	57
8445 Canaan Dr	0.57mi	2/2.0 (-1)	1,128 (+5%)	10mo	$204,000	$181	50
7945 Shinn Dr	0.72mi	3/2.0	1,142 (+6%)	11mo	$185,000	$162	45
8401 Canaan Cir	0.53mi	3/2.0	1,222 (+14%)	8mo	$224,900	$184	43
8428 Canaan Dr	0.51mi	3/2.0	1,182 (+10%)	24mo	$177,000	$150	38

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-29,107
• Equity at exit: $32,191

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-17,833
• Equity at exit: $18,667

Cash invested: $60,452 (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 31904

• Rents YoY: 3.0%
• Active inventory: 337
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$1,132
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $93

Break-even live

Break-even rent $1,644

Max offer price $215,900

Occupancy floor 90%

Sensitivity live

Price	-10% $215	-5% $154	+0% $93	+5% $32	+10% $-30
Rent	-10% $-46	-5% $23	+0% $93	+5% $162	+10% $232
Rate	-1.0pp $201	-0.5pp $148	base $93	+0.5pp $37	+1.0pp $-20

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: $53,975
• Closing costs: $6,477
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Vesper Dr Columbus, GA	3.0	2.0	1053	$1,350	$1.28	23d	1	0.38mi
1335 Maplebrook Dr Unit A Columbus, GA	2.0	1.0	1200	$2,195	$1.83	46d	1	0.38mi
1700 Fountain Ct Columbus, GA	1.0–2.0	1.5–2.0	1313	$1,893	$1.44	16d	11	0.41mi
7911 Cleo Dr Columbus, GA	3.0	2.0	1400	$1,750	$1.25	16d	1	1.03mi
2866 Hobbs Rd Columbus, GA	3.0	2.0	1500	$1,850	$1.23	46d	1	1.30mi
2700 Double Churches Rd Columbus, GA	1.0–3.0	1.0–2.0	1150	$1,808	$1.57	16d	17	1.40mi

Listing history 20 events

1. 2026-06-22
   days on market $215,900 Active 34 DOM
2. 2026-06-18
   days on market $215,900 Active 31 DOM
3. 2026-06-17
   days on market $215,900 Active 30 DOM
4. 2026-06-16
   price $215,900 Active 29 DOM
5. 2026-06-16
   days on market $219,900 Active 29 DOM
6. 2026-06-15
   days on market $219,900 Active 28 DOM
7. 2026-06-14
   days on market $219,900 Active 26 DOM
8. 2026-06-13
   days on market $219,900 Active 25 DOM
9. 2026-06-10
   days on market $219,900 Active 23 DOM
10. 2026-06-09
    days on market $219,900 Active 22 DOM
11. 2026-06-08
    days on market $219,900 Active 21 DOM
12. 2026-06-07
    days on market $219,900 Active 20 DOM
13. 2026-06-05
    days on market $219,900 Active 17 DOM
14. 2026-06-03
    days on market $219,900 Active 16 DOM
15. 2026-06-02
    days on market $219,900 Active 15 DOM
16. 2026-06-01
    days on market $219,900 Active 14 DOM
17. 2026-05-31
    days on market $219,900 Active 13 DOM
18. 2026-05-30
    days on market $219,900 Active 12 DOM
19. 2026-05-19
    listed $219,900 Active
20. 2017-05-31
    soldstatus $107,000

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $1,986 · $166/mo
• Expected delta: +$1,071/yr (+$89/mo · 117.1%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,129
• − Mortgage interest: −$12,094
• − Property taxes: −$915
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$6,281
• Taxable loss: −$2,620
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $1,740/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): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

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 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 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: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• 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

+101.8% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $215,900 FSBO.com
• 2026-05-19 Listed $219,900 FSBO.com
• 2017-05-31 Sold (Public Records) $107,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $915 · +0.1% YoY. Source: county tax records.