100 Rc Allen Dr · Columbus, GA 31907

$79,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 67 Days on market

Built 1951 10,454 sqft lot $77/sqft · 28% below area Est $114k · 31% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Completely renovated and priced to sell, this charming 1,020 sq ft home offers the perfect blend of modern updates and cozy living. Enjoy a fresh, move-in ready interior with updated finishes, stylish fixtures, and an efficient layout that maximizes every square foot. Ideal for first-time buyers, downsizers, or investors. This one won't last long!

Key facts

• 0.24 acre lot
• Built 1951
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.50% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.57%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (median comp): $114,408
• List price: $79,000
• Delta: -30.95%
• 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
5349 Minnie Lee Dr	0.24mi	3/2.0 (+1)	1,042 (+2%)	9mo	$133,000	$128	69
4911 Dorado Cir	0.54mi	3/1.0 (+1)	1,025 (+0%)	1mo	$65,000	$63	68
450 Bowen Blvd	0.35mi	3/1.0 (+1)	936 (-8%)	3mo	$38,000	$41	62
5399 Minnie Lee Dr	0.25mi	3/2.0 (+1)	1,054 (+3%)	18mo	$148,000	$140	59
138 Jefferson Dr	0.48mi	3/1.0 (+1)	1,050 (+3%)	14mo	$138,300	$132	56
330 Mays Ave	0.53mi	3/1.5 (+1)	1,000 (-2%)	12mo	$155,000	$155	55
506 Parkwood Dr	0.55mi	3/1.0 (+1)	1,050 (+3%)	13mo	$120,000	$114	54
4823 Maplewood Dr	0.50mi	3/1.0 (+1)	962 (-6%)	12mo	$121,750	$127	53
5201 Vincent Dr	0.45mi	3/2.0 (+1)	1,148 (+12%)	1mo	$139,900	$122	48
4930 Sentry St	0.45mi	3/1.0 (+1)	1,100 (+8%)	18mo	$130,000	$118	46
59 Apollo Dr	0.61mi	3/2.0 (+1)	1,146 (+12%)	2mo	$110,000	$96	40
5420 Spencer Ln	0.67mi	3/1.0 (+1)	1,160 (+14%)	17mo	$149,900	$129	26

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: 17.4%
• Equity multiple: 1.72×
• Total profit: $15,905
• Equity at exit: $11,779

10-year hold

• IRR: 27.1%
• Equity multiple: 3.59×
• Total profit: $57,367
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$414
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $416

Break-even live

Break-even rent $656

Max offer price $79,000

Occupancy floor 60%

Sensitivity live

Price	-10% $461	-5% $438	+0% $416	+5% $394	+10% $371
Rent	-10% $323	-5% $369	+0% $416	+5% $463	+10% $510
Rate	-1.0pp $456	-0.5pp $436	base $416	+0.5pp $396	+1.0pp $375

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	21d	1	0.27mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	21d	1	0.30mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	14d	1	0.41mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	44d	1	0.49mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	21d	1	0.84mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	14d	1	0.87mi
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	44d	1	0.94mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	14d	1	1.12mi
5431 Buena Vista Rd Columbus, GA	2.0	2.0	850	$1,050	$1.24	44d	1	1.14mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	44d	1	1.16mi
845 Arlington Dr Columbus, GA	3.0	2.0	1250	$850	$0.68	44d	1	1.22mi
9 Montclair Ct Unit B Columbus, GA	2.0	1.5	959	$950	$0.99	44d	1	1.25mi
6400 Sandy Bottom Dr Columbus, GA	3.0	2.0	1455	$1,850	$1.27	14d	1	1.26mi
5500 Saint Marys Rd Columbus, GA	2.0	1.0	593	$950	$1.60	21d	9	1.26mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	44d	1	1.28mi
5771 Spanish Oak Dr Columbus, GA	3.0	2.0	1282	$1,395	$1.09	21d	1	1.29mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	44d	1	1.38mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	44d	1	1.40mi
1230 Kings Mountain Ct Apt A Columbus, GA	2.0	1.0	775	$875	$1.13	44d	1	1.41mi
5664 Saint Marys Rd Unit A Columbus, GA	2.0	1.0	1048	$1,100	$1.05	44d	1	1.42mi

Listing history 23 events

1. 2026-06-18
   days on market $79,000 Active 67 DOM
2. 2026-06-17
   days on market $79,000 Active 66 DOM
3. 2026-06-16
   days on market $79,000 Active 65 DOM
4. 2026-06-15
   days on market $79,000 Active 64 DOM
5. 2026-06-14
   days on market $79,000 Active 62 DOM
6. 2026-06-13
   days on market $79,000 Active 61 DOM
7. 2026-06-10
   days on market $79,000 Active 59 DOM
8. 2026-06-09
   days on market $79,000 Active 58 DOM
9. 2026-06-08
   days on market $79,000 Active 57 DOM
10. 2026-06-07
    statusdays on market $79,000 Active 56 DOM
11. 2026-06-05
    days on market $79,000 Price Change 53 DOM
12. 2026-06-03
    pricestatusdays on market $79,000 Price Change 52 DOM
13. 2026-06-02
    days on market $89,000 Active 51 DOM
14. 2026-06-01
    days on market $89,000 Active 50 DOM
15. 2026-05-31
    days on market $89,000 Active 49 DOM
16. 2026-05-30
    days on market $89,000 Active 48 DOM
17. 2026-05-11
    price $97,900 349-char remark

    Show marketing remark (349 chars)

    Completely renovated and priced to sell, this charming 1,020 sq ft home offers the perfect blend of modern updates and cozy living. Enjoy a fresh, move-in ready interior with updated finishes, stylish fixtures, and an efficient layout that maximizes every square foot. Ideal for first-time buyers, downsizers, or investors. This one won't last long!

18. 2026-04-27
    price $99,900 349-char remark

    Show marketing remark (349 chars)

    Completely renovated and priced to sell, this charming 1,020 sq ft home offers the perfect blend of modern updates and cozy living. Enjoy a fresh, move-in ready interior with updated finishes, stylish fixtures, and an efficient layout that maximizes every square foot. Ideal for first-time buyers, downsizers, or investors. This one won't last long!

19. 2026-04-20
    price $105,000 349-char remark

    Show marketing remark (349 chars)

    Completely renovated and priced to sell, this charming 1,020 sq ft home offers the perfect blend of modern updates and cozy living. Enjoy a fresh, move-in ready interior with updated finishes, stylish fixtures, and an efficient layout that maximizes every square foot. Ideal for first-time buyers, downsizers, or investors. This one won't last long!

20. 2026-03-30
    listed $115,000 New 349-char remark

    Show marketing remark (349 chars)

    Completely renovated and priced to sell, this charming 1,020 sq ft home offers the perfect blend of modern updates and cozy living. Enjoy a fresh, move-in ready interior with updated finishes, stylish fixtures, and an efficient layout that maximizes every square foot. Ideal for first-time buyers, downsizers, or investors. This one won't last long!

21. 2026-01-05
    price $82,000
22. 2025-12-11
    price $85,000
23. 2025-08-02
    price $79,999

ⓘ 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: $851 · $71/mo
• Projected year-2 tax: $851 · $71/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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $14,191
• − Mortgage interest: −$4,425
• − Property taxes: −$851
• − Insurance: −$395
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,298
• Taxable income: $3,951
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $4,045/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

+22.4% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $97,900 GAMLS
• 2026-04-27 Price Changed $99,900 GAMLS
• 2026-04-20 Price Changed $105,000 GAMLS
• 2026-03-30 Listed $115,000 GAMLS
• 2026-01-05 Price Changed $82,000 CBOR
• 2025-12-11 Price Changed $85,000 CBOR
• 2025-08-02 Price Changed $79,999 CBOR

Property tax history

+5.5%/yr

Latest (2025): $851 · -0.0% YoY. Source: county tax records.