6101 River Rd #2 · Columbus, GA 31904

$189,999

3 bd · 2.5 ba · 1,920 sqft · SingleFamily · 49 Days on market

Built 1976 Good condition 315 ac lot $99/sqft · 35% below area

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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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this spacious 2-story condo offering 3 bedrooms, 2.5 baths, and 1,920 sq ft of living space. Recently updated with a renovated kitchen and brand-new LVP flooring throughout, the home features a comfortable living room, separate dining room, family room, and a flexible office area. Upstairs, you'll find oversized bedrooms with large closets, including a master suite with a custom walk-in closet. Outdoor areas include a welcoming front patio and a generous 10x24 back deck—perfect for relaxing or entertaining. Community perks include access to tennis courts and a pool, with HOA fees of $395 per month covering water, trash pickup, grounds maintenance, and use of the community amenities. The unit also provides 2 assigned parking spaces plus nearby guest parking. Conveniently located in North Columbus near Green Island Hills, this property is just minutes from JR Allen Parkway, Columbus Crossing Mall, and offers quick access to I-185 and Ft. Moore.

Key facts

• Front patio
• Tennis courts
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• LVP FLOORING
• CUSTOM WALK-IN CLOSET
• FRONT PATIO
• BACK DECK
• TENNIS COURTS

Property features AI

Finance

• Other: Located at 6101 River Rd #2, Columbus, GA 31904
• HOA & community: Has an association; association fees cover other community items

Exterior

• Parking: Open parking with a parking pad
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); Resale property; Two stories; Located in the River Knoll subdivision
• Construction: Built in 1976; Brick and other construction materials; Other roof type
• Exterior features: Level lot; Community pool; Community tennis courts

Interior

• Kitchen: Dishwasher; Refrigerator; Other built-in appliances
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Electric heating; Ceiling fans and electric cooling
• Interior features: Walk-in closet(s); Den and family room among other living spaces; Two-level floor plan
• Laundry & utility: Laundry area (other features)

🏷️ Possibly a rental listed for sale. The $189,999 price doesn't fit this home's estimated sale value (~$386,397) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $140 ($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 $184k (3.2% below list).
• Recommended offer: $184k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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+, 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: River Road Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 403 students, 96% FRL); Double Churches Middle School (math 15% / reading 23%, grade F, #368 of 470 statewide, top 79%, 413 students, 97% FRL); Northside High School (math 15% / reading 37%, grade F, #175 of 424 statewide, top 42%, 1,402 students, 32% FRL).
• Market conditions: Rents rising (+3.0%/yr); 327 active listings in the ZIP; 4 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).
• This rent runs 33% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $6k 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 ($184k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask is 9926% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $183,948 (3.2% below list)

Questions for the listing agent

1. It's been on market 49 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 1976 — 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: 0.97% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $386,397
• List price: $189,999
• Delta: -36.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6101 River Rd #17	0.04mi	3/2.5	1,920 (0%)	9mo	$156,300	$81	91
315 Westmoreland Rd	0.38mi	3/2.0	1,986 (+3%)	14mo	$310,000	$156	63
6400 Green Island Dr #2	0.41mi	3/2.0	1,733 (-10%)	1mo	$265,000	$153	62
6316 Mountain View Dr	0.51mi	4/3.0 (+1)	2,064 (+8%)	14mo	$375,000	$182	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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-21,760
• Equity at exit: $28,329

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-7,037
• Equity at exit: $16,428

Cash invested: $53,200 (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 31904

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $140

Break-even live

Break-even rent $1,662

Max offer price $189,999

Occupancy floor 87%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6101 River Rd Columbus, GA	3.0	2.5	1920	$1,895	$0.99	21d	1	0.08mi
118 Wendell Dr Columbus, GA	4.0	2.0	1490	$1,700	$1.14	43d	1	1.12mi
4402 Riverchase Dr Phenix City, AL	1.0–3.0	1.0–2.0	1078	$1,955	$1.81	13d	21	1.30mi
1414 Fox Croft Loop Columbus, GA	3.0	2.0	2116	$2,300	$1.09	13d	1	1.49mi

Listing history 37 events

1. 2026-06-18
   days on market $189,999 Active 49 DOM
2. 2026-06-17
   days on market $189,999 Active 48 DOM
3. 2026-06-16
   days on market $189,999 Active 47 DOM
4. 2026-06-15
   days on market $189,999 Active 46 DOM
5. 2026-06-14
   days on market $189,999 Active 44 DOM
6. 2026-06-13
   days on market $189,999 Active 43 DOM
7. 2026-06-10
   days on market $189,999 Active 41 DOM
8. 2026-06-09
   days on market $189,999 Active 40 DOM
9. 2026-06-08
   days on market $189,999 Active 39 DOM
10. 2026-06-07
    days on market $189,999 Active 38 DOM
11. 2026-06-05
    days on market $189,999 Active 35 DOM
12. 2026-06-03
    days on market $189,999 Active 34 DOM
13. 2026-06-02
    days on market $189,999 Active 33 DOM
14. 2026-06-01
    days on market $189,999 Active 32 DOM
15. 2026-05-31
    days on market $189,999 Active 31 DOM
16. 2026-05-30
    days on market $189,999 Active 30 DOM
17. 2026-04-29
    price $189,999 972-char remark

    Show marketing remark (972 chars)

    Step into this spacious 2-story condo offering 3 bedrooms, 2.5 baths, and 1,920 sq ft of living space. Recently updated with a renovated kitchen and brand-new LVP flooring throughout, the home features a comfortable living room, separate dining room, family room, and a flexible office area. Upstairs, you'll find oversized bedrooms with large closets, including a master suite with a custom walk-in closet. Outdoor areas include a welcoming front patio and a generous 10x24 back deck—perfect for relaxing or entertaining. Community perks include access to tennis courts and a pool, with HOA fees of $395 per month covering water, trash pickup, grounds maintenance, and use of the community amenities. The unit also provides 2 assigned parking spaces plus nearby guest parking. Conveniently located in North Columbus near Green Island Hills, this property is just minutes from JR Allen Parkway, Columbus Crossing Mall, and offers quick access to I-185 and Ft. Moore.

18. 2026-04-14
    historical
19. 2026-04-13
    listed $195,500 Active 972-char remark

    Show marketing remark (972 chars)

    Step into this spacious 2-story condo offering 3 bedrooms, 2.5 baths, and 1,920 sq ft of living space. Recently updated with a renovated kitchen and brand-new LVP flooring throughout, the home features a comfortable living room, separate dining room, family room, and a flexible office area. Upstairs, you'll find oversized bedrooms with large closets, including a master suite with a custom walk-in closet. Outdoor areas include a welcoming front patio and a generous 10x24 back deck—perfect for relaxing or entertaining. Community perks include access to tennis courts and a pool, with HOA fees of $395 per month covering water, trash pickup, grounds maintenance, and use of the community amenities. The unit also provides 2 assigned parking spaces plus nearby guest parking. Conveniently located in North Columbus near Green Island Hills, this property is just minutes from JR Allen Parkway, Columbus Crossing Mall, and offers quick access to I-185 and Ft. Moore.

20. 2026-04-13
    listed $189,999 New

    Show marketing remark (972 chars)

    Step into this spacious 2-story condo offering 3 bedrooms, 2.5 baths, and 1,920 sq ft of living space. Recently updated with a renovated kitchen and brand-new LVP flooring throughout, the home features a comfortable living room, separate dining room, family room, and a flexible office area. Upstairs, you'll find oversized bedrooms with large closets, including a master suite with a custom walk-in closet. Outdoor areas include a welcoming front patio and a generous 10x24 back deck—perfect for relaxing or entertaining. Community perks include access to tennis courts and a pool, with HOA fees of $395 per month covering water, trash pickup, grounds maintenance, and use of the community amenities. The unit also provides 2 assigned parking spaces plus nearby guest parking. Conveniently located in North Columbus near Green Island Hills, this property is just minutes from JR Allen Parkway, Columbus Crossing Mall, and offers quick access to I-185 and Ft. Moore.

21. 2026-03-31
    status Back On Market
22. 2026-03-05
    status Under Contract
23. 2026-02-24
    price $195,500
24. 2026-02-24
    price $195,500
25. 2026-02-20
    status Back On Market
26. 2026-02-16
    status Under Contract
27. 2025-09-09
    listed $199,999 New
28. 2025-08-09
    historical $1,895
29. 2025-07-22
    listed $1,895
30. 2025-07-04
    historical $1,900
31. 2025-06-10
    listed $1,900
32. 2025-01-23
    soldstatus $178,000 Closed
33. 2024-12-09
    status Pending
34. 2024-11-14
    listed $186,000 Active
35. 2024-10-17
    historical $1,700
36. 2024-10-10
    price $1,700
37. 2024-10-09
    listed $1,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,074
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$5,527
• Taxable loss: −$1,428
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $2,025/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This 2-story single-family home is in good condition with recent renovations and updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value.
• Rental Trim and mulch landscaping — Improves curb appeal and tenant satisfaction.
• Both Install smart home security system — Enhances safety and convenience for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value. ↑
• Rental Trim and mulch landscaping — Improves curb appeal and tenant satisfaction. ↑
• Both Install smart home security system — Enhances safety and convenience for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+18.4% since first listed

22 events — show timeline

• 2026-06-06 Listed for Rent $1,895 TENANTTURNER2
• 2026-04-29 Price Changed $189,999 CBOR
• 2026-04-14 Listing Removed — GAMLS
• 2026-04-13 Listed $195,500 CBOR
• 2026-04-13 Listed $189,999 GAMLS
• 2026-03-31 Relisted — GAMLS
• 2026-03-05 Pending — GAMLS
• 2026-02-24 Price Changed $195,500 CBOR
• 2026-02-24 Price Changed $195,500 GAMLS
• 2026-02-20 Relisted — GAMLS
• 2026-02-16 Pending — GAMLS
• 2025-09-09 Listed $199,999 GAMLS
• 2025-08-09 Rental Removed $1,895 CBOR
• 2025-07-22 Listed for Rent $1,895 CBOR
• 2025-07-04 Rental Removed $1,900 CBOR
• 2025-06-10 Listed for Rent $1,900 CBOR
• 2025-01-23 Sold (MLS) $178,000 CBOR
• 2024-12-09 Pending — CBOR
• 2024-11-14 Listed $186,000 CBOR
• 2024-10-17 Rental Removed $1,700 APPFOLIO
• 2024-10-10 Price Changed $1,700 APPFOLIO
• 2024-10-09 Listed for Rent $1,600 APPFOLIO