5225 Woodsey Way · Columbus, GA 31909

$160,000

3 bd · 1.5 ba · 1,025 sqft · SingleFamily public records · 11 Days on market

Built 1970 10,019 sqft lot Est $160k · at est.

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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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated 3-bedroom, 1.5-bath home located in north Columbus! Offering 1,025 square feet of comfortable living space and updated with modern touches throughout, this move-in ready property features a bright and inviting layout designed for everyday living. The fully fenced backyard is ideal for pets, gatherings, or outdoor enjoyment. Conveniently located and full of charm, this home is a great opportunity for first-time buyers, downsizers, or investors looking for a turnkey property. Don't miss your chance to make this newly renovated gem your own!

Key facts

• Move-in ready
• 0.23 acre lot
• Listed 11 days

Tags

• FULLY FENCED BACKYARD
• BRIGHT AND INVITING LAYOUT
• MOVE-IN READY

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Exterior features: Lot size about 0.23 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Subdivision: SPRING VALLEY; Directions available to property

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $76 ($914/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 $142k (11.2% below list).
• Recommended offer: $142k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Midland Academy (math 21% / reading 32%, grade F, #718 of 1,228 statewide, top 59%, 663 students, 96% FRL); Midland Middle School (math 13% / reading 26%, grade F, #356 of 470 statewide, top 78%, 441 students, 97% FRL); Shaw High School (math 12% / reading 5%, grade F, #376 of 424 statewide, top 89%, 1,234 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 163 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $142,017 (11.2% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $159,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6100 Stony Creek Dr	0.19mi	3/1.5	984 (-4%)	3mo	$178,900	$182	82
5318 Misty Ln	0.09mi	3/1.0	1,053 (+3%)	9mo	$138,000	$131	82
5324 Colony Dr	0.26mi	3/2.0	1,056 (+3%)	6mo	$189,000	$179	76
6108 King William Dr	0.49mi	3/1.5	1,008 (-2%)	2mo	$122,500	$122	73
5408 Old Dominion Rd	0.31mi	3/1.5	1,080 (+5%)	6mo	$200,000	$185	71
5423 Colony Dr	0.28mi	3/2.0	1,056 (+3%)	12mo	$205,000	$194	70
6251 Rockefeller Dr	0.52mi	3/1.5	1,008 (-2%)	7mo	$157,500	$156	68
6221 Rockefeller Dr	0.49mi	3/1.5	1,008 (-2%)	12mo	$165,000	$164	64
5791 Bishop Dr	0.64mi	3/1.0	1,050 (+2%)	7mo	$145,000	$138	58
6333 Stony Creek Dr	0.26mi	4/1.5 (+1)	1,160 (+13%)	6mo	$174,900	$151	56
5800 Bishop Dr	0.63mi	3/1.5	1,128 (+10%)	10mo	$155,000	$137	45
5861 Highpoint Dr	0.49mi	2/1.0 (-1)	910 (-11%)	11mo	$132,000	$145	42

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-21,406
• Equity at exit: $23,857

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-13,739
• Equity at exit: $13,834

Cash invested: $44,800 (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 31909

• Rents YoY: 2.8%
• Active inventory: 163
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$839
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $76

Break-even live

Break-even rent $1,324

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $167	-5% $121	+0% $76	+5% $31	+10% $-14
Rent	-10% $-36	-5% $20	+0% $76	+5% $132	+10% $188
Rate	-1.0pp $157	-0.5pp $117	base $76	+0.5pp $35	+1.0pp $-7

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6015 Warm Springs Ct Unit B Columbus, GA	2.0	1.0	825	$850	$1.03	45d	1	0.46mi
6015 Warm Springs Ct Unit A * Columbus, GA	2.0	1.0	825	$850	$1.03	23d	1	0.46mi
30 Sugar Mill Ct Columbus, GA	3.0	2.0	1322	$1,750	$1.32	45d	1	0.60mi
4560 Nan Leah Ln Columbus, GA	3.0	2.0	1342	$1,600	$1.19	45d	1	0.66mi
6418 Charter Oaks Cir Columbus, GA	3.0	2.0	1450	$1,550	$1.07	15d	1	0.68mi
4518 Randall Dr Columbus, GA	3.0	2.0	1348	$1,500	$1.11	45d	1	0.86mi
7005 Robins Nest Dr Columbus, GA	3.0	2.0	1362	$1,675	$1.23	45d	1	1.04mi
5941 Reed Ave Columbus, GA	3.0	2.0	1280	$1,550	$1.21	45d	1	1.14mi
7108 Cross Tie Dr Apt 4 Columbus, GA	2.0	2.0	1248	$1,400	$1.12	45d	1	1.35mi
6515 Thea Ln Columbus, GA	1.0–2.0	1.0–2.0	999	$1,220	$1.22	15d	19	1.36mi
6233 Cross Tie Ct Unit 4 Columbus, GA	3.0	2.0	1238	$1,500	$1.21	45d	1	1.38mi
7801 Cross Tie Dr Unit 4 Columbus, GA	2.0	2.0	1238	$1,400	$1.13	46d	1	1.39mi
4343 Warm Springs Rd Columbus, GA	2.0–3.0	2.0	1242	$1,535	$1.24	15d	10	1.39mi
6320 Olde Towne Dr Columbus, GA	3.0	2.5	1500	$1,150	$0.77	15d	1	1.42mi
4845 Burt Mar Dr Unit G1 Columbus, GA	2.0	2.0	1060	$805	$0.76	45d	1	1.42mi

Listing history 7 events

1. 2026-06-03
   statusdays on market $160,000 Pending 11 DOM
2. 2026-06-02
   days on market $160,000 Active 10 DOM
3. 2026-06-01
   days on market $160,000 Active 9 DOM
4. 2026-05-31
   days on market $160,000 Active 8 DOM
5. 2026-05-30
   days on market $160,000 Active 7 DOM
6. 2026-05-23
   listed $160,000 Active
7. 2021-12-07
   soldstatus $90,000

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 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: $17,042
• − Mortgage interest: −$8,962
• − Property taxes: −$1,681
• − Insurance: −$800
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,655
• Taxable loss: −$1,782
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $1,342/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): 39,364
• Household income: $69,166
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1819.0

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 0.64)
• Race & ethnicity: White 53% Black 24% Hispanic / Latino 12% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 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: ▼ -146.90%
• Current HPI: 203.1499
• Rent YoY: ▲ 2.78%
• 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

+77.8% since first listed

2 events — show timeline

• 2026-05-23 Listed $160,000 CBOR
• 2021-12-07 Sold (Public Records) $90,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,681 · -0.9% YoY. Source: county tax records.