1925 Woodhollow Dr · Columbus, GA 31907

$125,000

3 bd · 1.5 ba · 1,025 sqft · SingleFamily public records · 179 Days on market

Built 1971 0.34 ac lot $122/sqft · at area comps Est $129k · at est. ↓ 4% 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 +23.6/30.0
• ARV discount +8.8/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• 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

Back on the market after the buyer's financing fell through. This well-maintained 3-bedroom, 1.5-bath home features easy-to-clean hard surface flooring throughout, offering both style and durability. Enjoy the convenience of a covered carport and the beauty of a spacious, level lot — perfect for outdoor activities or future expansion. Located in a quiet, established neighborhood, this home is ideal for first-time buyers, downsizers, or anyone looking for comfort and simplicity. Don't miss this one!

Key facts

• Covered carport
• Spacious level lot
• 0.34 acre lot

Tags

• HARD SURFACE FLOORING
• COVERED CARPORT
• SPACIOUS LEVEL LOT
• QUIET ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/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: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.07% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $128,606
• List price: $125,000
• Delta: -2.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6337 Mill Branch Rd	0.24mi	3/1.0	1,000 (-2%)	9mo	$90,000	$90	75
6916 Bradshaw Dr	0.33mi	3/1.0	1,053 (+3%)	6mo	$104,000	$99	73
2708 Courtland Ave	0.57mi	3/1.0	1,075 (+5%)	3mo	$126,500	$118	61
6119 Mill Branch Rd	0.63mi	3/1.0	1,000 (-2%)	6mo	$107,200	$107	59
5920 Gleneden Dr	0.68mi	3/2.0	1,052 (+3%)	5mo	$155,000	$147	58
6101 Mill Branch Rd	0.65mi	3/1.0	1,000 (-2%)	13mo	$110,000	$110	53
6021 Luna	0.63mi	3/2.0	1,128 (+10%)	2mo	$128,000	$113	50
5862 Cordova Rd	0.61mi	3/1.5	1,120 (+9%)	11mo	$130,000	$116	47
1068 Valencia Dr	0.68mi	3/2.0	1,120 (+9%)	4mo	$110,000	$98	47
6107 Mill Branch Rd	0.64mi	3/1.0	1,000 (-2%)	22mo	$127,000	$127	46
5949 Cordova Rd	0.58mi	3/2.0	1,128 (+10%)	13mo	$109,900	$97	44
5908 Luna Dr	0.71mi	3/2.0	1,100 (+7%)	20mo	$165,000	$150	36

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,680
• Equity at exit: $18,638

10-year hold

• IRR: 9.5%
• Equity multiple: 1.79×
• Total profit: $27,712
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$656
• Tax from tax record: −$115 /mo · $1,381/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $237

Break-even live

Break-even rent $1,041

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $308	-5% $272	+0% $237	+5% $201	+10% $166
Rent	-10% $131	-5% $184	+0% $237	+5% $290	+10% $343
Rate	-1.0pp $300	-0.5pp $269	base $237	+0.5pp $204	+1.0pp $171

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6044 Cordova Rd Columbus, GA	4.0	2.0	1381	$1,700	$1.23	44d	1	0.51mi
1417 Celeste Dr Columbus, GA	4.0	2.0	1443	$1,500	$1.04	44d	1	0.53mi
6025 Harvest Dr Columbus, GA	3.0	2.0	1301	$1,500	$1.15	44d	1	0.73mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	44d	1	0.73mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	21d	1	0.85mi
6107 Crossbow Dr Columbus, GA	4.0	2.0	1490	$1,450	$0.97	21d	1	0.90mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	44d	1	1.02mi
3034 Lansing Ave Columbus, GA	3.0	2.0	1447	$1,500	$1.04	44d	1	1.06mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	21d	1	1.07mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	44d	1	1.11mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	14d	1	1.12mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	44d	1	1.19mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	14d	1	1.22mi
845 Arlington Dr Columbus, GA	3.0	2.0	1250	$850	$0.68	44d	1	1.25mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	21d	1	1.26mi
6914 Aldora Dr Columbus, GA	3.0	2.0	1345	$1,545	$1.15	44d	1	1.29mi
3227 Urban Ave Columbus, GA	3.0	1.0	1332	$975	$0.73	21d	1	1.29mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	21d	1	1.32mi
5771 Spanish Oak Dr Columbus, GA	3.0	2.0	1282	$1,395	$1.09	21d	1	1.34mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	44d	1	1.43mi
5431 Buena Vista Rd Columbus, GA	2.0	2.0	850	$1,050	$1.24	44d	1	1.48mi

Listing history 7 events

1. 2026-05-14
   status Pending 509-char remark

   Show marketing remark (509 chars)

   Back on the market after the buyer's financing fell through. This well-maintained 3-bedroom, 1.5-bath home features easy-to-clean hard surface flooring throughout, offering both style and durability. Enjoy the convenience of a covered carport and the beauty of a spacious, level lot — perfect for outdoor activities or future expansion. Located in a quiet, established neighborhood, this home is ideal for first-time buyers, downsizers, or anyone looking for comfort and simplicity. Don't miss this one!

2. 2026-05-07
   status Active 509-char remark

   Show marketing remark (509 chars)

   Back on the market after the buyer's financing fell through. This well-maintained 3-bedroom, 1.5-bath home features easy-to-clean hard surface flooring throughout, offering both style and durability. Enjoy the convenience of a covered carport and the beauty of a spacious, level lot — perfect for outdoor activities or future expansion. Located in a quiet, established neighborhood, this home is ideal for first-time buyers, downsizers, or anyone looking for comfort and simplicity. Don't miss this one!

3. 2026-04-29
   status Pending 509-char remark

   Show marketing remark (509 chars)

   Back on the market after the buyer's financing fell through. This well-maintained 3-bedroom, 1.5-bath home features easy-to-clean hard surface flooring throughout, offering both style and durability. Enjoy the convenience of a covered carport and the beauty of a spacious, level lot — perfect for outdoor activities or future expansion. Located in a quiet, established neighborhood, this home is ideal for first-time buyers, downsizers, or anyone looking for comfort and simplicity. Don't miss this one!

4. 2026-02-27
   price $125,000 509-char remark

   Show marketing remark (509 chars)

   Back on the market after the buyer's financing fell through. This well-maintained 3-bedroom, 1.5-bath home features easy-to-clean hard surface flooring throughout, offering both style and durability. Enjoy the convenience of a covered carport and the beauty of a spacious, level lot — perfect for outdoor activities or future expansion. Located in a quiet, established neighborhood, this home is ideal for first-time buyers, downsizers, or anyone looking for comfort and simplicity. Don't miss this one!

5. 2025-12-26
   status Active 509-char remark

   Show marketing remark (509 chars)

   Back on the market after the buyer's financing fell through. This well-maintained 3-bedroom, 1.5-bath home features easy-to-clean hard surface flooring throughout, offering both style and durability. Enjoy the convenience of a covered carport and the beauty of a spacious, level lot — perfect for outdoor activities or future expansion. Located in a quiet, established neighborhood, this home is ideal for first-time buyers, downsizers, or anyone looking for comfort and simplicity. Don't miss this one!

6. 2025-12-10
   status Pending 509-char remark

   Show marketing remark (509 chars)

   Back on the market after the buyer's financing fell through. This well-maintained 3-bedroom, 1.5-bath home features easy-to-clean hard surface flooring throughout, offering both style and durability. Enjoy the convenience of a covered carport and the beauty of a spacious, level lot — perfect for outdoor activities or future expansion. Located in a quiet, established neighborhood, this home is ideal for first-time buyers, downsizers, or anyone looking for comfort and simplicity. Don't miss this one!

7. 2025-10-21
   listed $130,000 Active 509-char remark

   Show marketing remark (509 chars)

   Back on the market after the buyer's financing fell through. This well-maintained 3-bedroom, 1.5-bath home features easy-to-clean hard surface flooring throughout, offering both style and durability. Enjoy the convenience of a covered carport and the beauty of a spacious, level lot — perfect for outdoor activities or future expansion. Located in a quiet, established neighborhood, this home is ideal for first-time buyers, downsizers, or anyone looking for comfort and simplicity. Don't miss this one!

ⓘ 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: $1,381 · $115/mo
• Projected year-2 tax: $1,381 · $115/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 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: $16,093
• − Mortgage interest: −$7,002
• − Property taxes: −$1,381
• − Insurance: −$625
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$3,636
• Taxable income: $874
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $2,631/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

-3.8% since first listed

7 events — show timeline

• 2026-05-14 Pending — CBOR
• 2026-05-07 Relisted — CBOR
• 2026-04-29 Pending — CBOR
• 2026-02-27 Price Changed $125,000 CBOR
• 2025-12-26 Relisted — CBOR
• 2025-12-10 Pending — CBOR
• 2025-10-21 Listed $130,000 CBOR

Property tax history

+1.8%/yr

Latest (2025): $1,381 · -0.0% YoY. Source: county tax records.