3935 Evergreen St · Columbus, GA 31903

$90,000

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 59 Days on market

Built 1953 Est $70k · 28% over ↓ 5% since listing

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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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! This solid brick 3-bedroom, 1-bath home sits on a large corner fenced lot. Ideal for investors or handy buyers looking to add value. Plenty of potential to renovate and maximize returns. Sold as-is.

Key facts

• Solid brick
• Large corner lot
• Fenced lot

Tags

• SOLID BRICK
• LARGE CORNER LOT
• FENCED LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $90k).
• Recommended offer: $87k (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 (+1.8%/yr); 100 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 35% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 59 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $90k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1953 — 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: 1.04% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $70,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4020 Union St	0.15mi	3/1.0 (+1)	1,015 (+2%)	1mo	$72,500	$71	83
1417 Clark Ave	0.11mi	3/1.0 (+1)	1,016 (+3%)	9mo	$108,000	$106	78
1401 Clark Ave	0.15mi	3/1.0 (+1)	1,026 (+4%)	8mo	$110,000	$107	76
1492 Ivan Ave	0.47mi	3/1.0 (+1)	1,012 (+2%)	7mo	$30,000	$30	64
1114 Brooks Rd	0.66mi	2/1.0	942 (-5%)	12mo	$25,000	$27	51
909 Sheridan Ave	0.67mi	3/2.0 (+1)	984 (-1%)	10mo	$29,000	$29	51
1103 Calvin Ave	0.65mi	3/1.0 (+1)	1,100 (+11%)	0mo	$105,500	$96	46
1012 Sheridan Ave	0.58mi	2/1.5	1,096 (+11%)	9mo	$15,000	$14	46
3522 Youman St	0.54mi	3/1.0 (+1)	1,106 (+12%)	6mo	$22,142	$20	46
4504 Conner Rd	0.63mi	2/2.0	1,064 (+8%)	13mo	$127,000	$119	44
17 Lowe Dr	0.52mi	3/2.0 (+1)	1,082 (+9%)	9mo	$119,900	$111	43
1027 Winston Rd	0.69mi	3/1.5 (+1)	1,100 (+11%)	4mo	$15,000	$14	39

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-6,634
• Equity at exit: $13,419

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,474
• Equity at exit: $7,782

Cash invested: $25,200 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $934 high
• Mortgage (P&I): −$472
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $142

Break-even live

Break-even rent $755

Max offer price $90,000

Occupancy floor 80%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	0.22mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	0.31mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	44d	1	0.43mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	44d	1	0.49mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	0.66mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	0.79mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$713	$0.59	21d	1	0.94mi
171 Munson Dr Columbus, GA	2.0	1.0	780	$800	$1.03	21d	1	0.99mi
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	13d	1	1.01mi
2220 Ticknor Dr Unit 1 Columbus, GA	1.0	1.0	706	$750	$1.06	21d	1	1.11mi
2220 Ticknor Dr Unit 9 Columbus, GA	1.0	1.0	706	$675	$0.96	13d	1	1.11mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$650	$0.92	13d	1	1.11mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$675	$0.96	44d	1	1.11mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	44d	1	1.12mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	44d	1	1.13mi
3217 Lee St Apt 1 Columbus, GA	2.0	1.0	688	$899	$1.31	44d	1	1.15mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$999	$0.93	13d	14	1.15mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	13d	1	1.16mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	21d	1	1.18mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	44d	1	1.20mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	44d	1	1.21mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	21d	1	1.22mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	13d	1	1.24mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	44d	1	1.25mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$999	$0.91	13d	8	1.31mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	13d	6	1.32mi
1 Engineer Dr Unit H1 Columbus, GA	2.0	1.0	816	$850	$1.04	44d	1	1.38mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	13d	1	1.45mi
3053 Blan St Columbus, GA	2.0	1.0	868	$875	$1.01	13d	1	1.50mi

Listing history 6 events

1. 2026-04-14
   status Pending
2. 2026-02-23
   price $90,000
3. 2026-02-23
   status Active
4. 2026-02-12
   status Pending
5. 2026-02-09
   soldstatus $35,000
6. 2026-02-03
   listed $95,000 Active

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,039 · $87/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 2/10 Low
• 🌡 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,212
• − Mortgage interest: −$5,041
• − Property taxes: −$1,039
• − Insurance: −$450
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,618
• Taxable income: $270
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $1,640/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

-5.3% since first listed

6 events — show timeline

• 2026-04-14 Pending — CBOR
• 2026-02-23 Price Changed $90,000 CBOR
• 2026-02-23 Relisted — CBOR
• 2026-02-12 Pending — CBOR
• 2026-02-09 Sold (Public Records) $35,000 Public Records
• 2026-02-03 Listed $95,000 CBOR

Property tax history

+22.9%/yr

Latest (2025): $1,039 · +900.7% YoY. Source: county tax records.