5225 Buena Vista Rd · Columbus, GA 31907

$119,500

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 45 Days on market

Built 1955 0.31 ac lot $131/sqft · 63% above area Est $92k · 30% 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 +22.0/30.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• 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

This 3-bedroom, 1.5-bathroom ranch-style home combines classic charm with modern upgrades. Spanning 1,150 sq. ft. , the residence features original hardwood floors and a durable brick and vinyl exterior. The home includes a brand-new AC system for total peace of mind. Both the kitchen and bathrooms have been refreshed with contemporary finishes, making this home truly turn-key. Situated on a level 0.31-acre lot, there is plenty of outdoor space for gardening, play, or entertaining.

Key facts

• 0.31 acre lot
• Listed 45 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $118k (0.9% below list).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $826 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 45 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $120k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $115,915 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.99% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (median comp): $92,243
• List price: $119,500
• Delta: 29.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4722 Pollman St	0.10mi	3/1.0	912 (0%)	2mo	$105,000	$115	94
1225 Opel Ave	0.26mi	3/1.0	889 (-2%)	6mo	$55,500	$62	79
4802 Josephine St	0.18mi	3/1.0	864 (-5%)	9mo	$72,500	$84	76
4833 Marino St	0.35mi	3/1.0	1,014 (+11%)	10mo	$132,500	$131	57
1174 Hamby Dr	0.56mi	3/1.0	1,008 (+10%)	1mo	$65,000	$64	56
5619 Valleybrook Rd	0.55mi	3/1.0	999 (+10%)	5mo	$128,000	$128	54
5555 Blueridge Ct	0.58mi	3/1.0	1,000 (+10%)	4mo	$90,000	$90	54
4979 Gardiner Dr	0.57mi	3/1.5	1,000 (+10%)	4mo	$118,900	$119	52
5068 Eton Dr	0.64mi	3/1.0	1,008 (+10%)	5mo	$147,000	$146	49
960 Lake Rushin Dr	0.57mi	3/1.0	1,040 (+14%)	4mo	$120,000	$115	47
4943 Gardiner Dr	0.64mi	3/1.5	998 (+9%)	7mo	$124,900	$125	46
5708 Cameo St	0.55mi	3/1.5	1,026 (+12%)	8mo	$67,000	$65	45

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,002
• Equity at exit: $17,818

10-year hold

• IRR: 7.6%
• Equity multiple: 1.62×
• Total profit: $20,608
• Equity at exit: $10,332

Cash invested: $33,460 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$627
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $191

Break-even live

Break-even rent $942

Max offer price $119,500

Occupancy floor 79%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	43d	1	0.10mi
5431 Buena Vista Rd Columbus, GA	2.0	2.0	850	$1,050	$1.24	43d	1	0.25mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	0.30mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	13d	1	0.55mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	43d	1	0.60mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	13d	1	0.71mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	13d	1	0.73mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	21d	1	0.73mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	21d	1	0.77mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	43d	1	0.85mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	21d	1	0.91mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	21d	1	0.95mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	43d	1	0.95mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	21d	1	0.97mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	13d	1	1.15mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	21d	1	1.18mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	21d	1	1.36mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	13d	1	1.40mi

Listing history 6 events

1. 2026-05-14
   price $119,500 486-char remark

   Show marketing remark (486 chars)

   This 3-bedroom, 1.5-bathroom ranch-style home combines classic charm with modern upgrades. Spanning 1,150 sq. ft. , the residence features original hardwood floors and a durable brick and vinyl exterior. The home includes a brand-new AC system for total peace of mind. Both the kitchen and bathrooms have been refreshed with contemporary finishes, making this home truly turn-key. Situated on a level 0.31-acre lot, there is plenty of outdoor space for gardening, play, or entertaining.

2. 2026-05-05
   price $125,000 486-char remark

   Show marketing remark (486 chars)

   This 3-bedroom, 1.5-bathroom ranch-style home combines classic charm with modern upgrades. Spanning 1,150 sq. ft. , the residence features original hardwood floors and a durable brick and vinyl exterior. The home includes a brand-new AC system for total peace of mind. Both the kitchen and bathrooms have been refreshed with contemporary finishes, making this home truly turn-key. Situated on a level 0.31-acre lot, there is plenty of outdoor space for gardening, play, or entertaining.

3. 2026-04-27
   price $129,900 486-char remark

   Show marketing remark (486 chars)

   This 3-bedroom, 1.5-bathroom ranch-style home combines classic charm with modern upgrades. Spanning 1,150 sq. ft. , the residence features original hardwood floors and a durable brick and vinyl exterior. The home includes a brand-new AC system for total peace of mind. Both the kitchen and bathrooms have been refreshed with contemporary finishes, making this home truly turn-key. Situated on a level 0.31-acre lot, there is plenty of outdoor space for gardening, play, or entertaining.

4. 2026-04-20
   price $135,000 486-char remark

   Show marketing remark (486 chars)

   This 3-bedroom, 1.5-bathroom ranch-style home combines classic charm with modern upgrades. Spanning 1,150 sq. ft. , the residence features original hardwood floors and a durable brick and vinyl exterior. The home includes a brand-new AC system for total peace of mind. Both the kitchen and bathrooms have been refreshed with contemporary finishes, making this home truly turn-key. Situated on a level 0.31-acre lot, there is plenty of outdoor space for gardening, play, or entertaining.

5. 2026-04-08
   listed $138,500 Active 486-char remark

   Show marketing remark (486 chars)

   This 3-bedroom, 1.5-bathroom ranch-style home combines classic charm with modern upgrades. Spanning 1,150 sq. ft. , the residence features original hardwood floors and a durable brick and vinyl exterior. The home includes a brand-new AC system for total peace of mind. Both the kitchen and bathrooms have been refreshed with contemporary finishes, making this home truly turn-key. Situated on a level 0.31-acre lot, there is plenty of outdoor space for gardening, play, or entertaining.

6. 2025-10-20
   soldstatus $75,500

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: +$289/yr (+$24/mo · 35.7%)

ⓘ 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: $14,208
• − Mortgage interest: −$6,694
• − Property taxes: −$810
• − Insurance: −$598
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$3,476
• Taxable income: $356
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $2,211/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

+58.3% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $119,500 CBOR
• 2026-05-05 Price Changed $125,000 CBOR
• 2026-04-27 Price Changed $129,900 CBOR
• 2026-04-20 Price Changed $135,000 CBOR
• 2026-04-08 Listed $138,500 CBOR
• 2025-10-20 Sold (Public Records) $75,500 Public Records

Property tax history

+54.0%/yr

Latest (2025): $810 · +12121.7% YoY. Source: county tax records.