1717 Alta Vis · Columbus, GA 31907

$124,900

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 57 Days on market

Built 1946 0.58 ac lot $85/sqft · 27% below area Est $172k · 27% under ↓ 3% since listing

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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 +20.0/30.0
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Now priced to reflect condition - Great opportunity on a spacious, tree-filled lot in Columbus! This 3-bedroom, 2-bath home offers a comfortable layout, generous living space, and a setting that's hard to find at this price point. Set on a large lot with mature trees, the property provides plenty of room to enjoy the outdoors, garden, or create your ideal outdoor living space. The yard offers both openness and privacy, giving you flexibility to make it your own. Inside, you'll find a functional floor plan with solid bones and great natural light throughout. The home is ready for updates and presents a wonderful opportunity for a buyer to personalize the space over time or add future value. Conveniently located near shopping, dining, and everyday essentials. Priced to reflect condition and being sold as-is. A great opportunity in an established area.

Key facts

• Large lot
• Natural light
• Outdoor living space

Tags

• TREE-FILLED LOT
• LARGE LOT
• MATURE TREES
• OUTDOOR LIVING SPACE
• FUNCTIONAL FLOOR PLAN
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% 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+, 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; 33 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 $864 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 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1946 — 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. 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: 1.01% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (median comp): $172,000
• List price: $124,900
• Delta: -27.38%
• 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
3701 Mulberry Dr	0.11mi	3/2.0	1,363 (-8%)	13mo	$180,000	$132	71
3626 Forrest Rd	0.26mi	3/2.0	1,386 (-6%)	8mo	$195,000	$141	70
1934 Woodmont Dr	0.35mi	3/2.0	1,597 (+8%)	4mo	$227,000	$142	67
2109 and 2107 Avalon Rd	0.61mi	3/2.0	1,474 (-0%)	9mo	$85,000	$58	64
3875 Mulberry Dr	0.36mi	2/1.0 (-1)	1,416 (-4%)	6mo	$155,000	$109	62
2525 Norris Rd #73	0.57mi	2/2.5 (-1)	1,496 (+1%)	4mo	$150,000	$100	60
4 Clausen Dr	0.40mi	3/1.5	1,274 (-14%)	2mo	$152,000	$119	54
1232 Alta Vis	0.56mi	3/2.0	1,322 (-10%)	3mo	$205,000	$155	54
4201 Forrest Rd	0.67mi	3/2.0	1,332 (-10%)	3mo	$135,000	$101	50
1674 E Forestside Dr	0.63mi	3/2.0	1,325 (-10%)	6mo	$180,000	$136	48
1433 Kevin Ct	0.71mi	4/1.5 (+1)	1,325 (-10%)	0mo	$135,000	$102	43
1365 Boxwood Blvd	0.65mi	3/2.0	1,682 (+14%)	14mo	$200,500	$119	34

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: $-8,148
• Equity at exit: $18,623

10-year hold

• IRR: 5.5%
• Equity multiple: 1.44×
• Total profit: $15,503
• Equity at exit: $10,799

Cash invested: $34,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$655
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $153

Break-even live

Break-even rent $1,071

Max offer price $124,900

Occupancy floor 83%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,355	$1.07	13d	6	0.47mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	13d	1	0.65mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	13d	1	0.78mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	21d	1	0.79mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	43d	1	0.83mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	0.84mi
4254 Fort St Columbus, GA	2.0	1.0	961	$900	$0.94	44d	1	0.91mi
3503 Ruben St Columbus, GA	4.0	1.0	1054	$1,100	$1.04	13d	1	0.96mi
3110 College Ave Columbus, GA	4.0	1.5	1604	$1,875	$1.17	21d	1	0.97mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	43d	1	0.98mi
3111 Avon Dr Columbus, GA	2.0	1.5	1116	$1,100	$0.99	13d	1	0.98mi
3931 Dexter Dr Columbus, GA	2.0	1.0	1156	$850	$0.74	21d	1	1.00mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	43d	1	1.11mi
4312 Old Macon Rd #42 Columbus, GA	2.0	1.5	1120	$1,100	$0.98	21d	1	1.13mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	21d	1	1.13mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	21d	1	1.17mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	21d	1	1.17mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	43d	1	1.18mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	13d	1	1.19mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	43d	1	1.22mi
3853 Rockdale Dr Columbus, GA	4.0	2.0	1648	$1,650	$1.00	43d	1	1.25mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	21d	1	1.26mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	13d	1	1.28mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	13d	1	1.30mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	43d	1	1.31mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	1.31mi
4478 Lapaloma Dr Columbus, GA	3.0	2.5	1787	$1,550	$0.87	21d	1	1.37mi
2944 10th St Columbus, GA	3.0	1.0	1550	$925	$0.60	13d	1	1.38mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	21d	1	1.39mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	21d	1	1.43mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	43d	1	1.43mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	43d	1	1.44mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	13d	12	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $124,900 Active 57 DOM
2. 2026-06-17
   days on market $124,900 Active 56 DOM
3. 2026-06-16
   days on market $124,900 Active 55 DOM
4. 2026-06-15
   days on market $124,900 Active 54 DOM
5. 2026-06-14
   days on market $124,900 Active 52 DOM
6. 2026-06-13
   days on market $124,900 Active 51 DOM
7. 2026-06-10
   days on market $124,900 Active 49 DOM
8. 2026-06-09
   days on market $124,900 Active 48 DOM
9. 2026-06-08
   days on market $124,900 Active 47 DOM
10. 2026-06-07
    days on market $124,900 Active 46 DOM
11. 2026-06-05
    pricedays on market $124,900 Active 43 DOM
12. 2026-06-03
    days on market $139,900 Active 42 DOM
13. 2026-06-02
    days on market $139,900 Active 41 DOM
14. 2026-06-01
    days on market $139,900 Active 40 DOM
15. 2026-05-31
    days on market $139,900 Active 39 DOM
16. 2026-05-30
    days on market $139,900 Active 38 DOM
17. 2026-05-04
    price $139,900 868-char remark

    Show marketing remark (868 chars)

    Now priced to reflect condition - Great opportunity on a spacious, tree-filled lot in Columbus! This 3-bedroom, 2-bath home offers a comfortable layout, generous living space, and a setting that's hard to find at this price point. Set on a large lot with mature trees, the property provides plenty of room to enjoy the outdoors, garden, or create your ideal outdoor living space. The yard offers both openness and privacy, giving you flexibility to make it your own. Inside, you'll find a functional floor plan with solid bones and great natural light throughout. The home is ready for updates and presents a wonderful opportunity for a buyer to personalize the space over time or add future value. Conveniently located near shopping, dining, and everyday essentials. Priced to reflect condition and being sold as-is. A great opportunity in an established area.

18. 2026-04-22
    listed $144,900 Active 868-char remark

    Show marketing remark (868 chars)

    Now priced to reflect condition - Great opportunity on a spacious, tree-filled lot in Columbus! This 3-bedroom, 2-bath home offers a comfortable layout, generous living space, and a setting that's hard to find at this price point. Set on a large lot with mature trees, the property provides plenty of room to enjoy the outdoors, garden, or create your ideal outdoor living space. The yard offers both openness and privacy, giving you flexibility to make it your own. Inside, you'll find a functional floor plan with solid bones and great natural light throughout. The home is ready for updates and presents a wonderful opportunity for a buyer to personalize the space over time or add future value. Conveniently located near shopping, dining, and everyday essentials. Priced to reflect condition and being sold as-is. A great opportunity in an established area.

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,670 · $139/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: $15,173
• − Mortgage interest: −$6,996
• − Property taxes: −$1,670
• − Insurance: −$624
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,633
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,875/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

-3.5% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $139,900 CBOR
• 2026-04-22 Listed $144,900 CBOR

Property tax history

+21.4%/yr

Latest (2025): $1,670 · +0.0% YoY. Source: county tax records.