5035 Gibbs Dr · Columbus, GA 31907

$135,000

3 bd · 1.5 ba · 1,446 sqft · SingleFamily public records · 307 Days on market

Built 1967 10,019 sqft lot $93/sqft · 10% below area Est $150k · 10% under

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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 +16.7/30.0
• ARV discount +12.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity. See Property Facts for more info. 3 house portfolio to be sold together .

Key facts

• 0.23 acre lot
• Listed 307 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $85 ($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 $130k (4.0% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 fast (+4.8%/yr); 256 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $933 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 307 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $56k; list at $135k implies a 139% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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: 0.96% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $150,092
• List price: $135,000
• Delta: -10.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4630 Acorn St	0.45mi	3/2.0	1,517 (+5%)	3mo	$189,900	$125	67
1536 Edgechester Ave	0.43mi	3/1.5	1,304 (-10%)	7mo	$119,900	$92	58
4785 Gardiner Dr	0.59mi	4/2.0 (+1)	1,384 (-4%)	2mo	$181,000	$131	56
4923 Mehaffey St	0.57mi	4/2.0 (+1)	1,524 (+5%)	2mo	$184,000	$121	56
5348 Burbank St	0.38mi	2/1.5 (-1)	1,300 (-10%)	5mo	$144,001	$111	56
5010 Kingston Dr	0.69mi	3/2.0	1,369 (-5%)	2mo	$190,000	$139	56
5327 Kingsberry	0.68mi	3/2.0	1,526 (+6%)	3mo	$184,900	$121	54
1014 Watson Dr	0.64mi	3/1.5	1,296 (-10%)	3mo	$140,000	$108	50
822 Reaper Ln	0.68mi	3/2.0	1,312 (-9%)	5mo	$180,000	$137	47
2213 Welch Dr	0.69mi	3/1.5	1,268 (-12%)	2mo	$140,000	$110	46
763 Corley Dr	0.68mi	3/1.5	1,300 (-10%)	8mo	$85,000	$65	45
5529 Pollman St	0.62mi	4/2.0 (+1)	1,250 (-14%)	5mo	$146,000	$117	37

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-14,032
• Equity at exit: $20,129

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $5,121
• Equity at exit: $11,672

Cash invested: $37,800 (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 31907

• Rents YoY: 4.8%
• Active inventory: 256
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$708
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $85

Break-even live

Break-even rent $1,188

Max offer price $135,000

Occupancy floor 88%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	0.25mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	43d	1	0.26mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	13d	1	0.26mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	13d	1	0.35mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	21d	1	0.41mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	21d	1	0.42mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	43d	1	0.46mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	13d	1	0.49mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	21d	1	0.53mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	13d	1	0.55mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	13d	1	0.62mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	43d	1	0.65mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	21d	1	0.80mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	13d	1	0.81mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	21d	1	0.82mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	43d	1	0.83mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	43d	1	0.85mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	21d	1	0.86mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	43d	1	0.88mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	21d	1	0.90mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	43d	1	0.93mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	21d	1	0.95mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	43d	1	1.00mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	21d	1	1.01mi
879 Arlington Dr Columbus, GA	4.0	2.0	1528	$1,400	$0.92	43d	1	1.06mi
845 Arlington Dr Columbus, GA	3.0	2.0	1250	$850	$0.68	43d	1	1.10mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	13d	1	1.14mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	21d	1	1.16mi
6044 Cordova Rd Columbus, GA	4.0	2.0	1381	$1,700	$1.23	43d	1	1.18mi
1417 Celeste Dr Columbus, GA	4.0	2.0	1443	$1,500	$1.04	43d	1	1.19mi
4478 Lapaloma Dr Columbus, GA	3.0	2.5	1787	$1,550	$0.87	21d	1	1.20mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	21d	1	1.23mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	1.24mi
7005 Hunter Hill Ct Columbus, GA	4.0	2.0	1636	$1,800	$1.10	13d	1	1.25mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	13d	1	1.26mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	21d	1	1.27mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	13d	1	1.28mi
4254 Fort St Columbus, GA	2.0	1.0	961	$900	$0.94	44d	1	1.30mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	43d	1	1.31mi
4312 Old Macon Rd #42 Columbus, GA	2.0	1.5	1120	$1,100	$0.98	21d	1	1.36mi

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 307 DOM
2. 2026-06-17
   days on market $135,000 Active 306 DOM
3. 2026-06-16
   days on market $135,000 Active 305 DOM
4. 2026-06-15
   days on market $135,000 Active 304 DOM
5. 2026-06-14
   days on market $135,000 Active 302 DOM
6. 2026-06-13
   days on market $135,000 Active 301 DOM
7. 2026-06-10
   days on market $135,000 Active 299 DOM
8. 2026-06-09
   days on market $135,000 Active 298 DOM
9. 2026-06-08
   days on market $135,000 Active 297 DOM
10. 2026-06-07
    days on market $135,000 Active 296 DOM
11. 2026-06-05
    days on market $135,000 Active 293 DOM
12. 2026-06-03
    days on market $135,000 Active 292 DOM
13. 2026-06-02
    days on market $135,000 Active 291 DOM
14. 2026-06-01
    days on market $135,000 Active 290 DOM
15. 2026-05-31
    days on market $135,000 Active 289 DOM
16. 2026-05-30
    days on market $135,000 Active 288 DOM
17. 2026-02-16
    status Active 103-char remark

    Show marketing remark (103 chars)

    Great Investment Opportunity. See Property Facts for more info. 3 house portfolio to be sold together .

18. 2026-02-16
    historical 103-char remark

    Show marketing remark (103 chars)

    Great Investment Opportunity. See Property Facts for more info. 3 house portfolio to be sold together .

19. 2025-08-15
    listed $135,000 Active 103-char remark

    Show marketing remark (103 chars)

    Great Investment Opportunity. See Property Facts for more info. 3 house portfolio to be sold together .

20. 2018-04-11
    soldstatus $56,500
21. 2017-11-07
    listed $57,500

ⓘ 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: $2,093 · $174/mo
• Projected year-2 tax: $2,093 · $174/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 7 d/yr ≥107°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,546
• − Mortgage interest: −$7,562
• − Property taxes: −$2,093
• − Insurance: −$675
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,927
• Taxable loss: −$1,198
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,306/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

+134.8% since first listed

5 events — show timeline

• 2026-02-16 Relisted — CBOR
• 2026-02-16 Delisted — CBOR
• 2025-08-15 Listed $135,000 CBOR
• 2018-04-11 Sold (Public Records) $56,500 Public Records
• 2017-11-07 Listed $57,500 CBOR

Property tax history

+9.6%/yr

Latest (2025): $2,093 · +0.0% YoY. Source: county tax records.