4468 Steam Mill Rd · Columbus, GA 31907

$165,000

3 bd · 2.0 ba · 1,425 sqft · SingleFamily public records · 19 Days on market

Built 1961 0.26 ac lot Est $155k · 6% over

---

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 +15.3/30.0
• DSCR +4.7/10.0
• ARV discount +4.7/15.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained move-in ready brick frame ranch that has 3 bedrooms, 2 full baths and a separate living room and dining room and a nice den with exposed beam ceilings in the den and country kitchen. The kitchen and formal dining room have ceramic tile floors. The kitchen also has ceramic tile counter tops and a tile breakfast bar. The home has updated double pane windows. There's a nice level fenced backyard for the kids and pets to run and play. There's a single car carport with an additional parking space and turnaround. If it were ever needed, the house is on the cities bus line and Shirly Winston Park is only a short distance away. Schools, shopping and major roadways are only a short distance away.

Key facts

• Country kitchen
• Separate living room
• Spacious den

Tags

• BRICK RANCH
• SEPARATE LIVING ROOM
• SPACIOUS DEN
• COUNTRY KITCHEN
• CERAMIC TILE FLOORING
• CERAMIC TILE COUNTERTOPS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior
• Exterior features: Fenced yard; Level lot

Interior

• Kitchen: Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Has heating
• Interior features: Gas range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $60 ($719/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 $136k (17.5% below list).
• Recommended offer: $136k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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+, 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: Dimon Elementary (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 328 students, 97% FRL); Rothschild Leadership Academy School (math 2% / reading 12%, grade F, #456 of 470 statewide, top 97%, 515 students, 96% FRL); Kendrick High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 876 students, 97% 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 8% at this address vs 26% district-wide (-17 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 fast (+4.8%/yr); 274 active listings in the ZIP; 28 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 19 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 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 $105k; list at $165k implies a 57% 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 $136,054 (17.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $155,325
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
392 Olsen Ave	0.18mi	3/2.0	1,420 (-0%)	1mo	$119,900	$84	90
533 Englewood Dr	0.10mi	3/1.5	1,469 (+3%)	6mo	$71,000	$48	83
4824 Hitchitee St	0.43mi	3/2.0	1,383 (-3%)	8mo	$154,900	$112	68
559 Chandler Dr	0.53mi	3/2.0	1,531 (+7%)	1mo	$200,000	$131	62
766 Cardinal Ave	0.41mi	3/2.0	1,274 (-11%)	6mo	$143,400	$113	58
4503 Scott St	0.29mi	3/1.5	1,613 (+13%)	8mo	$100,000	$62	56
4923 Mehaffey St	0.68mi	4/2.0 (+1)	1,524 (+7%)	2mo	$184,000	$121	50
4534 Sentry St	0.57mi	3/2.0	1,592 (+12%)	5mo	$173,000	$109	50
702 Corley Dr	0.50mi	3/2.0	1,624 (+14%)	5mo	$219,000	$135	49
763 Corley Dr	0.59mi	3/1.5	1,300 (-9%)	8mo	$85,000	$65	49
5003 Shirley Ann Dr	0.62mi	4/2.0 (+1)	1,252 (-12%)	2mo	$115,000	$92	44
3943 Curry St	0.71mi	3/2.0	1,593 (+12%)	5mo	$143,900	$90	43

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-20,441
• Equity at exit: $24,602

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,313
• Equity at exit: $14,266

Cash invested: $46,200 (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 31907

• Rents YoY: 4.8%
• Active inventory: 274
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$865
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $60

Break-even live

Break-even rent $1,285

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $153	-5% $107	+0% $60	+5% $13	+10% $-33
Rent	-10% $-48	-5% $6	+0% $60	+5% $114	+10% $167
Rate	-1.0pp $143	-0.5pp $102	base $60	+0.5pp $17	+1.0pp $-26

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	15d	1	0.08mi
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	45d	1	0.16mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	45d	1	0.37mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	22d	1	0.42mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	15d	1	0.47mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	15d	1	0.63mi
9 Montclair Ct Unit B Columbus, GA	2.0	1.5	959	$950	$0.99	45d	1	0.64mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	22d	1	0.67mi
5020 Shirley Ann Dr Columbus, GA	4.0	2.5	1395	$1,550	$1.11	15d	1	0.70mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	22d	1	0.71mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	15d	12	0.73mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	22d	1	0.75mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	22d	1	0.79mi
3775 Steam Mill Rd Columbus, GA	3.0	2.0	1613	$2,100	$1.30	45d	1	0.95mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	15d	6	1.03mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	15d	1	1.08mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	45d	1	1.12mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	45d	1	1.18mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	22d	1	1.21mi
3552 Irwin Way Columbus, GA	4.0	2.0	1536	$1,725	$1.12	15d	1	1.23mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	45d	1	1.36mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	22d	1	1.37mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	45d	1	1.43mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	15d	1	1.43mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	22d	1	1.47mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	15d	1	1.47mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	15d	1	1.48mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	22d	1	1.49mi

Listing history 14 events

1. 2026-06-22
   days on market $165,000 Active 19 DOM
2. 2026-06-18
   days on market $165,000 Active 16 DOM
3. 2026-06-17
   days on market $165,000 Active 15 DOM
4. 2026-06-16
   days on market $165,000 Active 14 DOM
5. 2026-06-15
   days on market $165,000 Active 13 DOM
6. 2026-06-14
   days on market $165,000 Active 11 DOM
7. 2026-06-13
   days on market $165,000 Active 10 DOM
8. 2026-06-10
   days on market $165,000 Active 8 DOM
9. 2026-06-09
   days on market $165,000 Active 7 DOM
10. 2026-06-08
    days on market $165,000 Active 6 DOM
11. 2026-06-07
    days on market $165,000 Active 5 DOM
12. 2026-06-05
    days on market $165,000 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $165,000 Active 1 DOM

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$547/yr (+$46/mo · 56.4%)

ⓘ 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: $16,326
• − Mortgage interest: −$9,243
• − Property taxes: −$971
• − Insurance: −$825
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$4,800
• Taxable loss: −$2,124
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $1,229/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

+175.0% since first listed

6 events — show timeline

• 2026-06-02 Listed $165,000 CBOR
• 2021-04-22 Sold (Public Records) $105,000 Public Records
• 2021-04-16 Sold (MLS) $105,000 CBOR
• 2021-01-25 Listed $105,000 CBOR
• 2006-03-13 Sold (Public Records) $116,500 Public Records
• 2005-05-24 Sold (Public Records) $60,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $971 · -46.4% YoY. Source: county tax records.