3813 Meritas Dr · Columbus, GA 31904

$159,900

4 bd · 2.5 ba · 1,484 sqft · SingleFamily public records · 49 Days on market

Built 1934 6,534 sqft lot $108/sqft · 6% below area Est $172k · 7% under

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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 +11.7/30.0
• ARV discount +10.7/15.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a move-in ready home in Columbus without the renovation headaches? This updated 4-bedroom, 2-bath home with 1,508 sq. ft. is ready for its new owners. Step inside to a bright open floor plan with brand-new LVP flooring, fresh paint, and updated finishes throughout. The kitchen shines with granite countertops, tiled backsplash, and brand-new refrigerator and microwave range just installed. Enjoy plenty of room to relax or entertain with spacious living and dining areas, plus a fenced backyard perfect for pets, kids, or backyard cookouts. Located just minutes from CSU, downtown Columbus, shopping, and restaurants, this home combines convenience, updates, and value. Homes like this at $159,900 don't last long — come see it before someone else calls it home.

Key facts

• Open floor plan
• Tiled backsplash
• Minutes from csu

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• TILED BACKSPLASH
• FENCED BACKYARD
• MINUTES FROM CSU
• MINUTES FROM DOWNTOWN COLUMBUS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-46 ($-551/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (15.1% below list).
• Recommended offer: $136k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Columbus — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Fox Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 343 students, 96% FRL); Arnold Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 645 students, 97% FRL); Jordan Vocational High School (math 12% / reading 12%, grade F, #342 of 424 statewide, top 81%, 869 students, 96% 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 10% at this address vs 26% district-wide (-15 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 (+3.0%/yr); 337 active listings in the ZIP; 13 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 $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

• It's been on market 49 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $85k; list at $160k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $135,687 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (median comp): $172,308
• List price: $159,900
• Delta: -7.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3813 Meritas Dr	0.00mi	4/2.0	1,508 (+2%)	9mo	$85,000	$56	88
4261 Meritas Dr	0.41mi	4/2.0	1,428 (-4%)	2mo	$77,000	$54	71
95 Porter Rd	0.48mi	3/2.0 (-1)	1,446 (-3%)	8mo	$245,000	$169	60
1026 Neil Dr	0.37mi	3/2.0 (-1)	1,624 (+9%)	2mo	$168,200	$104	58
403 46th St	0.65mi	3/2.0 (-1)	1,410 (-5%)	2mo	$152,000	$108	52
4206 Earline Ave	0.48mi	3/1.0 (-1)	1,325 (-11%)	2mo	$39,000	$29	47
2801 11th Ave	0.74mi	3/1.0 (-1)	1,440 (-3%)	8mo	$95,000	$66	43
2718 10th Ave	0.69mi	3/2.0 (-1)	1,656 (+12%)	4mo	$175,000	$106	38
1100 32nd St	0.55mi	3/1.0 (-1)	1,324 (-11%)	12mo	$65,000	$49	36
7 Magnolia St	0.73mi	3/2.0 (-1)	1,650 (+11%)	7mo	$116,000	$70	34
9 Magnolia St	0.73mi	3/1.0 (-1)	1,650 (+11%)	11mo	$105,000	$64	27
6 Woodland Cir	0.69mi	3/2.0 (-1)	1,263 (-15%)	20mo	$135,000	$107	20

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-28,754
• Equity at exit: $23,842

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-28,467
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$839
• Tax from tax record: −$213 /mo · $2,553/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-46

Break-even live

Break-even rent $1,415

Max offer price $151,784

Occupancy floor 98%

Sensitivity live

Price	-10% $45	-5% $-1	+0% $-46	+5% $-91	+10% $-136
Rent	-10% $-153	-5% $-100	+0% $-46	+5% $8	+10% $61
Rate	-1.0pp $35	-0.5pp $-5	base $-46	+0.5pp $-87	+1.0pp $-130

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	23d	1	0.32mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	15d	1	0.33mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	45d	1	0.57mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	15d	1	0.64mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	23d	1	0.65mi
1 Magnolia St Columbus, GA	3.0	2.0	1542	$1,195	$0.77	15d	1	0.70mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	15d	1	0.85mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	45d	1	1.06mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	45d	1	1.10mi
118 Wendell Dr Columbus, GA	4.0	2.0	1490	$1,700	$1.14	45d	1	1.17mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	15d	1	1.21mi
4715 18th Ave Columbus, GA	4.0	2.0	1156	$1,600	$1.38	23d	1	1.28mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	23d	1	1.45mi

Listing history 14 events

1. 2026-06-01
   days on market $159,900 Active 49 DOM
2. 2026-05-31
   days on market $159,900 Active 48 DOM
3. 2026-05-30
   days on market $159,900 Active 47 DOM
4. 2026-04-13
   listed $159,900 Active 782-char remark

   Show marketing remark (782 chars)

   Looking for a move-in ready home in Columbus without the renovation headaches? This updated 4-bedroom, 2-bath home with 1,508 sq. ft. is ready for its new owners. Step inside to a bright open floor plan with brand-new LVP flooring, fresh paint, and updated finishes throughout. The kitchen shines with granite countertops, tiled backsplash, and brand-new refrigerator and microwave range just installed. Enjoy plenty of room to relax or entertain with spacious living and dining areas, plus a fenced backyard perfect for pets, kids, or backyard cookouts. Located just minutes from CSU, downtown Columbus, shopping, and restaurants, this home combines convenience, updates, and value. Homes like this at $159,900 don't last long — come see it before someone else calls it home.

5. 2025-11-22
   price $170,000
6. 2025-09-22
   soldstatus $85,000 Closed
7. 2025-07-30
   status Pending
8. 2025-07-28
   status Active
9. 2025-07-24
   status Pending
10. 2025-07-10
    listed $82,000 Active
11. 2021-09-07
    soldstatus $137,900
12. 2021-09-01
    soldstatus $134,900
13. 2021-07-02
    listed $134,900
14. 2017-09-01
    soldstatus $897,000

ⓘ 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: $2,553 · $213/mo
• Projected year-2 tax: $2,553 · $213/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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,282
• − Mortgage interest: −$8,957
• − Property taxes: −$2,553
• − Insurance: −$800
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$4,652
• Taxable loss: −$3,283
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $237/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

-82.2% since first listed

11 events — show timeline

• 2026-04-13 Listed $159,900 CBOR
• 2025-11-22 Price Changed $170,000 CBOR
• 2025-09-22 Sold (MLS) $85,000 CBOR
• 2025-07-30 Pending — CBOR
• 2025-07-28 Relisted — CBOR
• 2025-07-24 Pending — CBOR
• 2025-07-10 Listed $82,000 CBOR
• 2021-09-07 Sold (Public Records) $137,900 Public Records
• 2021-09-01 Sold (MLS) $134,900 CBOR
• 2021-07-02 Listed $134,900 CBOR
• 2017-09-01 Sold (Public Records) $897,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,553 · +0.0% YoY. Source: county tax records.