124 Whippoorwill Ln · Columbus, GA 31906

$95,700

3 bd · 2.0 ba · 1,499 sqft · SingleFamily public records · 56 Days on market

Built 1969 0.27 ac lot $64/sqft · 38% below area Est $155k · 38% under

---

Why this score? — see what drove the B- 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.4/10.0
• 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

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 0.27 acre lot
• Garage
• Built 1969

Property features AI

Finance

• Other: Property type: Residential
• Financial info: Financial details not provided
• HOA & community: HOA details not provided

Exterior

• Parking: 1 covered parking space; 1 garage space; Carport (attached)
• Security: Security details not provided
• Utilities: Sewer: Unknown
• Home design: Single-family residence; One story
• Construction: Wood siding and brick exterior
• Exterior features: Subdivision: Holly Woods

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms count not provided
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (details: See Remarks)
• Interior features: One-level living
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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); Baker Middle School (math 2% / reading 9%, grade F, #461 of 470 statewide, top 98%, 588 students, 97% FRL); Spencer High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 943 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); 118 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% of the median local income ($45k/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 $662 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

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 $92,829 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1969 — 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: 1.24% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (median comp): $155,360
• List price: $95,700
• Delta: -38.40%
• 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
3613 Califon Dr	0.15mi	3/2.0	1,421 (-5%)	2mo	$142,000	$100	82
3704 Meadowlark Dr	0.17mi	3/1.5	1,464 (-2%)	14mo	$155,000	$106	74
263 Nightingale Dr	0.44mi	4/2.0 (+1)	1,427 (-5%)	1mo	$165,000	$116	66
3639 St. Marys Rd	0.53mi	3/1.0	1,527 (+2%)	4mo	$81,000	$53	64
384 Harco Dr	0.49mi	4/2.0 (+1)	1,502 (+0%)	10mo	$190,000	$126	64
4119 Wandering Ln	0.72mi	3/2.0	1,509 (+1%)	2mo	$133,000	$88	64
130 Sycamore Ct	0.52mi	3/2.0	1,368 (-9%)	4mo	$116,500	$85	58
3807 Califon Dr	0.28mi	3/2.0	1,360 (-9%)	16mo	$180,200	$133	58
4224 Ridgefield Ct	0.71mi	4/2.0 (+1)	1,465 (-2%)	3mo	$160,000	$109	56
3601 Irwin Way	0.70mi	3/1.0	1,500 (+0%)	13mo	$155,000	$103	52
930 Fletcher Ave	0.68mi	3/1.0	1,480 (-1%)	13mo	$52,500	$35	51
3755 Caspian Dr	0.30mi	4/2.0 (+1)	1,718 (+15%)	16mo	$213,000	$124	44

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $2,842
• Equity at exit: $14,269

10-year hold

• IRR: 14.0%
• Equity multiple: 2.22×
• Total profit: $32,792
• Equity at exit: $8,274

Cash invested: $26,796 (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 31906

• Rents YoY: 4.8%
• Active inventory: 118
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$502
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $253

Break-even live

Break-even rent $871

Max offer price $95,700

Occupancy floor 74%

Sensitivity live

Price	-10% $307	-5% $280	+0% $253	+5% $226	+10% $199
Rent	-10% $159	-5% $206	+0% $253	+5% $300	+10% $347
Rate	-1.0pp $301	-0.5pp $277	base $253	+0.5pp $228	+1.0pp $203

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: $23,925
• Closing costs: $2,871
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	14d	6	0.39mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	21d	1	0.55mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	44d	1	0.59mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	14d	1	0.69mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	21d	1	0.70mi
3552 Irwin Way Columbus, GA	4.0	2.0	1536	$1,725	$1.12	14d	1	0.74mi
9 Montclair Ct Unit B Columbus, GA	2.0	1.5	959	$950	$0.99	44d	1	0.79mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	14d	1	0.86mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	14d	1	0.86mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	14d	1	0.88mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	14d	1	0.91mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	0.97mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	44d	1	1.00mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	21d	1	1.05mi
2823 Lee St Columbus, GA	4.0	2.0	1328	$1,500	$1.13	21d	1	1.11mi
3775 Steam Mill Rd Columbus, GA	3.0	2.0	1613	$2,100	$1.30	44d	1	1.15mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	1.18mi
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	14d	1	1.23mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	1.25mi
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	44d	1	1.27mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$1,099	$1.00	14d	8	1.27mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	21d	1	1.27mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	14d	12	1.30mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$1,099	$1.02	14d	14	1.31mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	1.32mi

Listing history 18 events

1. 2026-06-18
   days on market $95,700 Active 56 DOM
2. 2026-06-17
   days on market $95,700 Active 55 DOM
3. 2026-06-16
   days on market $95,700 Active 54 DOM
4. 2026-06-15
   days on market $95,700 Active 53 DOM
5. 2026-06-14
   days on market $95,700 Active 51 DOM
6. 2026-06-13
   days on market $95,700 Active 50 DOM
7. 2026-06-10
   days on market $95,700 Active 48 DOM
8. 2026-06-09
   days on market $95,700 Active 47 DOM
9. 2026-06-08
   days on market $95,700 Active 46 DOM
10. 2026-06-07
    days on market $95,700 Active 45 DOM
11. 2026-06-05
    days on market $95,700 Active 42 DOM
12. 2026-06-03
    days on market $95,700 Active 41 DOM
13. 2026-06-02
    days on market $95,700 Active 40 DOM
14. 2026-06-01
    days on market $95,700 Active 39 DOM
15. 2026-05-31
    days on market $95,700 Active 38 DOM
16. 2026-05-30
    days on market $95,700 Active 37 DOM
17. 2026-04-23
    listed $95,700 Active 246-char remark
18. 2014-05-02
    soldstatus $95,000

ⓘ 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: $1,753 · $146/mo
• Projected year-2 tax: $1,753 · $146/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 · 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: $14,286
• − Mortgage interest: −$5,361
• − Property taxes: −$1,753
• − Insurance: −$478
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,784
• Taxable income: $1,624
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,643/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): 20,400
• Household income: $44,965
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1003.0

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 28% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Slovak 1% Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -122.49%
• Current HPI: 113.2749
• 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

+0.7% since first listed

2 events — show timeline

• 2026-04-23 Listed $95,700 CGMLS
• 2014-05-02 Sold (Public Records) $95,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,753 · +0.0% YoY. Source: county tax records.