2031 Wellborn Dr · Columbus, GA 31907

$139,900

4 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 11 Days on market

Built 1964 9,583 sqft lot $104/sqft · 41% above area Est $99k · 41% 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 +18.3/30.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pristine inside and out. This all brick home is fully renovated home with a new roof , hot water heater and new LVP and tile flooring through out the home. 4 bedrooms and 1 full bathroom this house is turn key and ready for new owners. Providing ample space for you and your loved ones. The moment you step inside, you'll be captivated by the space in every corner. Privacy fenced-in backyard and spacious backyard. You aren't going to want to miss the chance to make 2031 Wellborn Dr your home.

Key facts

• 9,583 sq ft lot
• Listed 11 days

Property features AI

Finance

• Other: Lot approximately 0.22 acres
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Fenced yard

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Has cooling
• Interior features: Ceiling fan(s)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $127 ($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 $134k (4.0% below list).
• Recommended offer: $134k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $967 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $134,327 (4.0% below list)

Questions for the listing agent

1. Built in 1964 — 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: 0.96% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $99,317
• List price: $139,900
• Delta: 40.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4785 Gardiner Dr	0.17mi	4/2.0	1,384 (+3%)	2mo	$181,000	$131	81
5010 Kingston Dr	0.24mi	3/2.0 (-1)	1,369 (+2%)	2mo	$190,000	$139	75
5100 Buckingham Ct	0.33mi	4/2.0	1,295 (-4%)	3mo	$169,900	$131	72
2213 Welch Dr	0.22mi	3/1.5 (-1)	1,268 (-6%)	2mo	$140,000	$110	72
4312 Old Macon Rd #43	0.63mi	3/1.5 (-1)	1,350 (+0%)	4mo	$69,000	$51	59
4201 Forrest Rd	0.67mi	3/2.0 (-1)	1,332 (-1%)	3mo	$135,000	$101	56
2401 Skylake Dr	0.44mi	3/2.0 (-1)	1,481 (+10%)	2mo	$175,000	$118	52
2307 Skylake Dr	0.39mi	3/2.0 (-1)	1,152 (-14%)	2mo	$147,000	$128	48
4418 Gardiner Dr	0.48mi	3/1.0 (-1)	1,160 (-14%)	3mo	$80,000	$69	47
5327 Kingsberry	0.54mi	3/2.0 (-1)	1,526 (+14%)	3mo	$184,900	$121	40
2505 White Chapel Dr	0.61mi	3/2.0 (-1)	1,520 (+13%)	2mo	$209,900	$138	39
2708 Skylake Dr	0.68mi	3/2.0 (-1)	1,511 (+12%)	1mo	$125,100	$83	37

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: -8.2%
• Equity multiple: 0.69×
• Total profit: $-12,092
• Equity at exit: $20,860

10-year hold

• IRR: 3.4%
• Equity multiple: 1.27×
• Total profit: $10,534
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$734
• Tax from tax record: −$142 /mo · $1,710/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $127

Break-even live

Break-even rent $1,183

Max offer price $139,900

Occupancy floor 86%

Sensitivity live

Price	-10% $206	-5% $166	+0% $127	+5% $87	+10% $48
Rent	-10% $21	-5% $74	+0% $127	+5% $180	+10% $233
Rate	-1.0pp $197	-0.5pp $162	base $127	+0.5pp $91	+1.0pp $54

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	22d	1	0.22mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	22d	1	0.29mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	22d	1	0.35mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	14d	1	0.40mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	44d	1	0.40mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	44d	1	0.43mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	22d	1	0.43mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	44d	1	0.47mi
4478 Lapaloma Dr Columbus, GA	3.0	2.5	1787	$1,550	$0.87	22d	1	0.49mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	14d	1	0.53mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	22d	1	0.54mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	22d	1	0.57mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	44d	1	0.58mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	14d	1	0.59mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	14d	1	0.66mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	14d	1	0.70mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	14d	1	0.75mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	22d	1	0.77mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	44d	1	0.80mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	44d	1	0.82mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	22d	1	1.08mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	44d	1	1.17mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	14d	1	1.20mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	22d	1	1.24mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	22d	1	1.25mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	44d	1	1.35mi
7005 Hunter Hill Ct Columbus, GA	4.0	2.0	1636	$1,800	$1.10	14d	1	1.39mi
6025 Harvest Dr Columbus, GA	3.0	2.0	1301	$1,500	$1.15	44d	1	1.41mi
3227 Urban Ave Columbus, GA	3.0	1.0	1332	$975	$0.73	22d	1	1.42mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	22d	1	1.42mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	44d	1	1.44mi
3034 Lansing Ave Columbus, GA	3.0	2.0	1447	$1,500	$1.04	44d	1	1.44mi
6044 Cordova Rd Columbus, GA	4.0	2.0	1381	$1,700	$1.23	44d	1	1.44mi
1417 Celeste Dr Columbus, GA	4.0	2.0	1443	$1,500	$1.04	44d	1	1.49mi

Listing history 10 events

1. 2026-05-17
   status Pending 1402-char remark
2. 2026-05-06
   listed $139,900 Active 1402-char remark
3. 2024-07-03
   soldstatus $131,900
4. 2024-06-20
   soldstatus $131,900 Closed 495-char remark

   Show marketing remark (495 chars)

   Pristine inside and out. This all brick home is fully renovated home with a new roof , hot water heater and new LVP and tile flooring through out the home. 4 bedrooms and 1 full bathroom this house is turn key and ready for new owners. Providing ample space for you and your loved ones. The moment you step inside, you'll be captivated by the space in every corner. Privacy fenced-in backyard and spacious backyard. You aren't going to want to miss the chance to make 2031 Wellborn Dr your home.

5. 2024-05-20
   status Pending 495-char remark

   Show marketing remark (495 chars)

   Pristine inside and out. This all brick home is fully renovated home with a new roof , hot water heater and new LVP and tile flooring through out the home. 4 bedrooms and 1 full bathroom this house is turn key and ready for new owners. Providing ample space for you and your loved ones. The moment you step inside, you'll be captivated by the space in every corner. Privacy fenced-in backyard and spacious backyard. You aren't going to want to miss the chance to make 2031 Wellborn Dr your home.

6. 2024-05-16
   price $131,900 495-char remark

   Show marketing remark (495 chars)

   Pristine inside and out. This all brick home is fully renovated home with a new roof , hot water heater and new LVP and tile flooring through out the home. 4 bedrooms and 1 full bathroom this house is turn key and ready for new owners. Providing ample space for you and your loved ones. The moment you step inside, you'll be captivated by the space in every corner. Privacy fenced-in backyard and spacious backyard. You aren't going to want to miss the chance to make 2031 Wellborn Dr your home.

7. 2024-05-03
   listed $135,000 Active 495-char remark

   Show marketing remark (495 chars)

   Pristine inside and out. This all brick home is fully renovated home with a new roof , hot water heater and new LVP and tile flooring through out the home. 4 bedrooms and 1 full bathroom this house is turn key and ready for new owners. Providing ample space for you and your loved ones. The moment you step inside, you'll be captivated by the space in every corner. Privacy fenced-in backyard and spacious backyard. You aren't going to want to miss the chance to make 2031 Wellborn Dr your home.

8. 2019-05-29
   soldstatus $79,900
9. 2019-05-22
   soldstatus $79,900

   Show marketing remark (493 chars)

   REMODELED FROM THE GROUND UP! This amazing 4 bdrm home features new floors, paint, new roof, and new HVAC! Walk into a spacious living room which flows seamlessly into the breakfast area and upgraded kitchen w/ granite countertops. From there, you can step into a large bdrm/bonus room or outside to a large fenced in yard. Going down the hallway, you'll see a gorgeous tiled bathroom w/ dark granite countertop. Three more bedrooms make up the rest of the home. This is a MUST SEE to believe!

10. 2019-04-27
    listed $79,900

    Show marketing remark (493 chars)

    REMODELED FROM THE GROUND UP! This amazing 4 bdrm home features new floors, paint, new roof, and new HVAC! Walk into a spacious living room which flows seamlessly into the breakfast area and upgraded kitchen w/ granite countertops. From there, you can step into a large bdrm/bonus room or outside to a large fenced in yard. Going down the hallway, you'll see a gorgeous tiled bathroom w/ dark granite countertop. Three more bedrooms make up the rest of the home. This is a MUST SEE to believe!

ⓘ 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: $1,710 · $142/mo
• Projected year-2 tax: $1,710 · $142/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 5/10 Major FEMA zone X (shaded) · 29% 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,119
• − Mortgage interest: −$7,837
• − Property taxes: −$1,710
• − Insurance: −$700
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$4,070
• Taxable loss: −$775
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $1,707/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

+75.1% since first listed

10 events — show timeline

• 2026-05-17 Pending — CBOR
• 2026-05-06 Listed $139,900 CBOR
• 2024-07-03 Sold (Public Records) $131,900 Public Records
• 2024-06-20 Sold (MLS) $131,900 CBOR
• 2024-05-20 Pending — CBOR
• 2024-05-16 Price Changed $131,900 CBOR
• 2024-05-03 Listed $135,000 CBOR
• 2019-05-29 Sold (Public Records) $79,900 Public Records
• 2019-05-22 Sold (MLS) $79,900 CBOR
• 2019-04-27 Listed $79,900 CBOR

Property tax history

+8.2%/yr

Latest (2025): $1,710 · +1620.9% YoY. Source: county tax records.