1425 Staunton Dr · Columbus, GA 31907

$132,400

4 bd · 1.5 ba · 1,169 sqft · SingleFamily public records · 86 Days on market

Built 1970 0.40 ac lot $113/sqft · 42% above area Est $93k · 42% over

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Why this score? — see what drove the D 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 +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Rent growth +3.7/5.0
• 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 MLS

Updated 4BR/1.5BA home in Columbus! Features fresh interior paint and brand-new flooring throughout. Kitchen includes granite countertops. Bathrooms have been updated. Architectural shingle roof. Move-in ready and perfect for homeowners or investors. Conveniently located near shopping, dining, and schools. Priced at $135,000—don't miss this opportunity!

Key facts

• Brand-new flooring
• Updated bathrooms
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• BRAND-NEW FLOORING
• GRANITE COUNTERTOPS
• UPDATED BATHROOMS
• ARCHITECTURAL SHINGLE ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $124k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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); 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 6% at this address vs 26% district-wide (-19 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 fast (+4.8%/yr); 274 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $915 of loan paydown is wiped out by about $4k 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 86 days — a 6% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 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 $113k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $124,456 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (median comp): $93,116
• List price: $132,400
• Delta: 42.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4697 Old Cusseta Rd	0.07mi	3/2.0 (-1)	1,195 (+2%)	2mo	$169,000	$141	84
4742 Toney Dr	0.31mi	3/1.0 (-1)	1,222 (+4%)	3mo	$96,900	$79	69
1316 Schimek Dr	0.41mi	3/2.0 (-1)	1,219 (+4%)	1mo	$109,000	$89	66
4642 Otis Jones Dr	0.37mi	4/2.0	1,175 (+0%)	19mo	$125,000	$106	64
1035 Bedford Ave	0.35mi	3/1.0 (-1)	1,120 (-4%)	13mo	$79,500	$71	59
4618 Conner Rd	0.37mi	4/2.0	1,328 (+14%)	9mo	$137,900	$104	50
4615 Otis Jones Dr	0.43mi	4/2.0	1,292 (+10%)	13mo	$139,500	$108	50
4512 Lunsford St	0.49mi	3/1.0 (-1)	1,328 (+14%)	3mo	$105,500	$79	45
4518 Moline Ave	0.28mi	3/1.0 (-1)	999 (-14%)	13mo	$77,500	$78	45
1581 Ivan Ave	0.74mi	3/2.0 (-1)	1,157 (-1%)	16mo	$130,000	$112	43
1492 Ivan Ave	0.73mi	3/1.0 (-1)	1,012 (-13%)	7mo	$30,000	$30	31

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-8,663
• Equity at exit: $19,741

10-year hold

• IRR: 5.5%
• Equity multiple: 1.44×
• Total profit: $16,326
• Equity at exit: $11,448

Cash invested: $37,072 (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: 274
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$694
• Tax from tax record: −$142 /mo · $1,700/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $162

Break-even live

Break-even rent $1,128

Max offer price $132,400

Occupancy floor 83%

Sensitivity live

Price	-10% $237	-5% $199	+0% $162	+5% $124	+10% $87
Rent	-10% $56	-5% $109	+0% $162	+5% $214	+10% $267
Rate	-1.0pp $228	-0.5pp $195	base $162	+0.5pp $127	+1.0pp $93

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: $33,100
• Closing costs: $3,972
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	15d	1	0.25mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	23d	1	0.28mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	45d	1	0.80mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	23d	1	0.93mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$840	$0.70	23d	1	0.95mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	23d	1	1.33mi
4 Dean Dr Columbus, GA	3.0	1.5	1200	$1,050	$0.88	15d	1	1.39mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	15d	1	1.42mi
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	45d	1	1.50mi

Listing history 23 events

1. 2026-06-22
   days on market $132,400 Active 86 DOM
2. 2026-06-18
   days on market $132,400 Active 83 DOM
3. 2026-06-17
   days on market $132,400 Active 82 DOM
4. 2026-06-16
   days on market $132,400 Active 81 DOM
5. 2026-06-15
   days on market $132,400 Active 80 DOM
6. 2026-06-14
   days on market $132,400 Active 78 DOM
7. 2026-06-13
   days on market $132,400 Active 77 DOM
8. 2026-06-10
   days on market $132,400 Active 75 DOM
9. 2026-06-09
   days on market $132,400 Active 74 DOM
10. 2026-06-08
    days on market $132,400 Active 73 DOM
11. 2026-06-07
    days on market $132,400 Active 72 DOM
12. 2026-06-05
    days on market $132,400 Active 69 DOM
13. 2026-06-03
    days on market $132,400 Active 68 DOM
14. 2026-06-02
    days on market $132,400 Active 67 DOM
15. 2026-06-01
    days on market $132,400 Active 66 DOM
16. 2026-05-31
    days on market $132,400 Active 65 DOM
17. 2026-05-30
    days on market $132,400 Active 64 DOM
18. 2026-04-26
    price $134,900 361-char remark

    Show marketing remark (361 chars)

    Updated 4BR/1.5BA home in Columbus! Features fresh interior paint and brand-new flooring throughout. Kitchen includes granite countertops. Bathrooms have been updated. Architectural shingle roof. Move-in ready and perfect for homeowners or investors. Conveniently located near shopping, dining, and schools. Priced at $135,000—don't miss this opportunity!

19. 2026-03-27
    listed $135,000 Active 361-char remark

    Show marketing remark (361 chars)

    Updated 4BR/1.5BA home in Columbus! Features fresh interior paint and brand-new flooring throughout. Kitchen includes granite countertops. Bathrooms have been updated. Architectural shingle roof. Move-in ready and perfect for homeowners or investors. Conveniently located near shopping, dining, and schools. Priced at $135,000—don't miss this opportunity!

20. 2025-10-07
    price $120,000
21. 2023-01-26
    soldstatus $113,000
22. 2023-01-26
    soldstatus $113,000
23. 2022-11-07
    listed $115,000

ⓘ 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: $1,700 · $142/mo
• Projected year-2 tax: $1,700 · $142/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 76% 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: $15,994
• − Mortgage interest: −$7,416
• − Property taxes: −$1,700
• − Insurance: −$662
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,852
• Taxable loss: −$196
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,988/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

+17.3% since first listed

6 events — show timeline

• 2026-04-26 Price Changed $134,900 CBOR
• 2026-03-27 Listed $135,000 CBOR
• 2025-10-07 Price Changed $120,000 CBOR
• 2023-01-26 Sold (Public Records) $113,000 Public Records
• 2023-01-26 Sold (MLS) $113,000 CBOR
• 2022-11-07 Listed $115,000 CBOR

Property tax history

+9.0%/yr

Latest (2025): $1,700 · +0.0% YoY. Source: county tax records.