3740 Wingate Dr · Columbus, GA 31909

$249,900

4 bd · 2.0 ba · 2,292 sqft · SingleFamily public records · 40 Days on market

Built 1971 0.35 ac lot $109/sqft · at area comps Est $250k · at est.

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Warm and welcoming, this classic brick ranch style home is nestled in North Columbus, this charming traditional brick ranch home offers 2292 sq feet of comfortable living with timeless appeal. Featuring four spacious bedrooms and 2 full baths, the home is designed with a traditional layout that includes a separate living room, formal and a coxy den perfect forgathering with family or entertaining guest. The sunroom is a true highlight, with beautiful cathedral ceilings and abundant natural light, creating the perfect space to relax year round. Step outside ti a large, privacy fenced backyard ideal for quiet mornings, weekend BBQ's or pets at play. A two-car garage adds convince and storage. Full of character and charm, this home offers the perfect blend of space, Warmth and classic style in an established north Columbus Neighborhood

Key facts

• Cathedral ceilings
• Brick ranch style
• Sunroom

Tags

• BRICK RANCH STYLE
• SEPARATE LIVING ROOM
• FORMAL DEN
• SUNROOM
• CATHEDRAL CEILINGS
• PRIVACY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $27 ($324/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 $226k (9.5% below list).
• Recommended offer: $226k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 (+2.8%/yr); 148 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 39% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $7k 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 40 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: 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 $226,054 (9.5% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (median comp): $249,715
• List price: $249,900
• Delta: 0.07%
• 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
3805 Gray Fox Dr	0.10mi	4/2.0	2,260 (-1%)	3mo	$280,000	$124	90
6607 Hillbrook Ave	0.13mi	3/2.0 (-1)	2,416 (+5%)	2mo	$320,000	$132	78
6697 Springlake Dr	0.27mi	3/2.5 (-1)	2,300 (+0%)	3mo	$320,000	$139	78
6813 Panstone Dr	0.37mi	3/3.0 (-1)	2,277 (-1%)	5mo	$334,000	$147	68
6138 Seaton Dr	0.60mi	4/2.5	2,368 (+3%)	6mo	$305,000	$129	60
6002 Canterbury Dr	0.68mi	5/3.0 (+1)	2,308 (+1%)	2mo	$313,000	$136	56
3411 Tewson Dr	0.73mi	4/3.0	2,375 (+4%)	2mo	$257,127	$108	54
3 Panstone Ct	0.42mi	3/2.0 (-1)	2,055 (-10%)	5mo	$310,000	$151	54
6104 Candlestick Loop	0.56mi	3/2.5 (-1)	2,436 (+6%)	5mo	$245,000	$101	52
6221 Charing Dr	0.40mi	4/2.5	2,634 (+15%)	3mo	$345,900	$131	52
5921 Canterbury Dr	0.73mi	4/2.0	2,092 (-9%)	4mo	$290,000	$139	48
4121 Wilbur Dr	0.74mi	3/3.0 (-1)	2,133 (-7%)	6mo	$262,100	$123	40

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-39,221
• Equity at exit: $37,261

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-33,760
• Equity at exit: $21,607

Cash invested: $69,972 (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 31909

• Rents YoY: 2.8%
• Active inventory: 148
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$344 /mo · $4,130/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $27

Break-even live

Break-even rent $2,226

Max offer price $249,900

Occupancy floor 94%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3813 Gray Fox Dr Columbus, GA	4.0	3.0	2611	$2,500	$0.96	44d	1	0.10mi
4444 Ritch Haven Rd Columbus, GA	3.0	2.0	1621	$1,500	$0.93	21d	1	0.76mi
4120 Canady St Columbus, GA	3.0	2.0	1854	$1,725	$0.93	44d	1	0.78mi
4557 Ritch Haven Rd Columbus, GA	4.0	2.0	2706	$700	$0.26	44d	1	0.98mi
6009 N Pointe Dr Columbus, GA	4.0	2.0	1733	$1,650	$0.95	44d	1	1.45mi
5577 Terrace Pointe Ct Columbus, GA	3.0	2.0	1667	$1,850	$1.11	21d	1	1.46mi

Listing history 8 events

1. 2026-05-04
   status Pending 845-char remark

   Show marketing remark (845 chars)

   Warm and welcoming, this classic brick ranch style home is nestled in North Columbus, this charming traditional brick ranch home offers 2292 sq feet of comfortable living with timeless appeal. Featuring four spacious bedrooms and 2 full baths, the home is designed with a traditional layout that includes a separate living room, formal and a coxy den perfect forgathering with family or entertaining guest. The sunroom is a true highlight, with beautiful cathedral ceilings and abundant natural light, creating the perfect space to relax year round. Step outside ti a large, privacy fenced backyard ideal for quiet mornings, weekend BBQ's or pets at play. A two-car garage adds convince and storage. Full of character and charm, this home offers the perfect blend of space, Warmth and classic style in an established north Columbus Neighborhood

2. 2026-03-24
   listed $249,900 Active 845-char remark

   Show marketing remark (845 chars)

   Warm and welcoming, this classic brick ranch style home is nestled in North Columbus, this charming traditional brick ranch home offers 2292 sq feet of comfortable living with timeless appeal. Featuring four spacious bedrooms and 2 full baths, the home is designed with a traditional layout that includes a separate living room, formal and a coxy den perfect forgathering with family or entertaining guest. The sunroom is a true highlight, with beautiful cathedral ceilings and abundant natural light, creating the perfect space to relax year round. Step outside ti a large, privacy fenced backyard ideal for quiet mornings, weekend BBQ's or pets at play. A two-car garage adds convince and storage. Full of character and charm, this home offers the perfect blend of space, Warmth and classic style in an established north Columbus Neighborhood

3. 2022-04-14
   soldstatus $235,000
4. 2022-04-06
   soldstatus $235,000 418-char remark

   Show marketing remark (418 chars)

   This Fantastic Home in North Columbus is a Great Family Home offering 4 Bedrooms and 2 Bathrooms. It has two living spaces plus a separate dining area and breakfast area in the kitchen. It also has a large sunroom with plenty of natural light. There is fresh paint throughout and also updated lighting. The outside will not disappoint either. . It has a nice covered patio and fenced backyard perfect for entertaining.

5. 2022-02-16
   listed $239,000 418-char remark

   Show marketing remark (418 chars)

   This Fantastic Home in North Columbus is a Great Family Home offering 4 Bedrooms and 2 Bathrooms. It has two living spaces plus a separate dining area and breakfast area in the kitchen. It also has a large sunroom with plenty of natural light. There is fresh paint throughout and also updated lighting. The outside will not disappoint either. . It has a nice covered patio and fenced backyard perfect for entertaining.

6. 2021-02-25
   soldstatus $220,000
7. 2017-08-28
   soldstatus $147,000
8. 2017-06-13
   soldstatus $134,700

ⓘ 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: $4,130 · $344/mo
• Projected year-2 tax: $4,130 · $344/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,126
• − Mortgage interest: −$13,998
• − Property taxes: −$4,130
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − Depreciation: −$7,270
• Taxable loss: −$3,862
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $1,251/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): 39,364
• Household income: $69,166
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1819.0

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 0.64)
• Race & ethnicity: White 53% Black 24% Hispanic / Latino 12% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 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: ▼ -146.90%
• Current HPI: 203.1499
• Rent YoY: ▲ 2.78%
• 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

+85.5% since first listed

8 events — show timeline

• 2026-05-04 Pending — CBOR
• 2026-03-24 Listed $249,900 CBOR
• 2022-04-14 Sold (Public Records) $235,000 Public Records
• 2022-04-06 Sold (MLS) $235,000 CBOR
• 2022-02-16 Listed $239,000 CBOR
• 2021-02-25 Sold (Public Records) $220,000 Public Records
• 2017-08-28 Sold (Public Records) $147,000 Public Records
• 2017-06-13 Sold (Public Records) $134,700 Public Records

Property tax history

+13.2%/yr

Latest (2025): $4,130 · +0.0% YoY. Source: county tax records.