738 Asa Dr · Columbus, GA 31907

$90,000

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 16 Days on market

Built 1971 10,019 sqft lot Est $165k · 45% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Investor special or perfect opportunity for a buyer looking to add their personal touch! This 3 bedroom, 2 bathroom home at 738 Asa Dr in Columbus offers solid potential with a functional layout, spacious yard, and convenient location close to shopping, schools, and Fort Benning. The property is being sold AS IS and will need a little TLC, making it ideal for investors, flippers, or buyers wanting to build equity. With some updates and vision, this home could truly shine. Don't miss the chance to turn this property into something special!

Key facts

• Spacious yard
• Close to schools
• Convenient location

Tags

• SPACIOUS YARD
• CONVENIENT LOCATION
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO FORT BENNING

Property features AI

Finance

• Other: Listing broker: Coldwell Banker / Kennon, Parker, Duncan & Davis; Listing agent: Arrio Granum

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Exterior features: Lot of about 0.23 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Located in the Pinewood subdivision; Directions: Turn off of Buena Vista Road onto Asa Drive; the house is on the left before Upland Way

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.76%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $164,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 Vista Dr	0.36mi	3/2.0	1,353 (+0%)	8mo	$165,000	$122	75
719 Wilder Dr	0.46mi	3/2.0	1,302 (-4%)	3mo	$235,000	$180	68
727 Wilder Dr	0.45mi	3/2.0	1,302 (-4%)	5mo	$250,000	$192	66
803 Park Hill Dr	0.29mi	3/2.0	1,465 (+8%)	8mo	$110,000	$75	64
1014 Watson Dr	0.59mi	3/1.5	1,296 (-4%)	3mo	$140,000	$108	63
754 Red Oak Dr	0.37mi	3/2.0	1,489 (+10%)	3mo	$185,000	$124	61
803 Vista Dr	0.37mi	3/2.0	1,200 (-11%)	2mo	$151,500	$126	61
5825 Stafford Ln	0.28mi	4/2.0 (+1)	1,528 (+13%)	2mo	$150,000	$98	57
5833 Bunche St	0.56mi	3/2.0	1,232 (-9%)	6mo	$120,000	$97	52
736 Belvedere Dr	0.57mi	4/2.0 (+1)	1,465 (+8%)	4mo	$169,900	$116	49
5529 Pollman St	0.63mi	4/2.0 (+1)	1,250 (-8%)	5mo	$146,000	$117	46
6416 Sandy Bottom Dr	0.60mi	3/2.0	1,525 (+13%)	6mo	$245,000	$161	43

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: 15.2%
• Equity multiple: 1.62×
• Total profit: $15,695
• Equity at exit: $13,419

10-year hold

• IRR: 25.2%
• Equity multiple: 3.39×
• Total profit: $60,130
• Equity at exit: $7,782

Cash invested: $25,200 (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: $1,339 high
• Mortgage (P&I): −$472
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $436

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $487	-5% $461	+0% $436	+5% $410	+10% $385
Rent	-10% $330	-5% $383	+0% $436	+5% $489	+10% $542
Rate	-1.0pp $481	-0.5pp $459	base $436	+0.5pp $413	+1.0pp $389

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
845 Arlington Dr Columbus, GA	3.0	2.0	1250	$850	$0.68	44d	1	0.22mi
879 Arlington Dr Columbus, GA	4.0	2.0	1528	$1,400	$0.92	44d	1	0.26mi
5771 Spanish Oak Dr Columbus, GA	3.0	2.0	1282	$1,395	$1.09	21d	1	0.35mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	44d	1	0.38mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	44d	1	0.50mi
6400 Sandy Bottom Dr Columbus, GA	3.0	2.0	1455	$1,850	$1.27	14d	1	0.57mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	14d	1	0.74mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	44d	1	0.75mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	44d	1	0.87mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	21d	1	0.88mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	21d	1	0.89mi
1417 Celeste Dr Columbus, GA	4.0	2.0	1443	$1,500	$1.04	44d	1	0.99mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	44d	1	1.04mi
6044 Cordova Rd Columbus, GA	4.0	2.0	1381	$1,700	$1.23	44d	1	1.06mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	21d	1	1.06mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	21d	1	1.12mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	14d	1	1.14mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	44d	1	1.26mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	14d	1	1.26mi
7005 Hunter Hill Ct Columbus, GA	4.0	2.0	1636	$1,800	$1.10	14d	1	1.28mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	14d	1	1.31mi
5020 Shirley Ann Dr Columbus, GA	4.0	2.5	1395	$1,550	$1.11	14d	1	1.32mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	14d	1	1.33mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	21d	1	1.39mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	44d	1	1.42mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	44d	1	1.42mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	14d	1	1.45mi

Listing history 9 events

1. 2026-06-18
   days on market $90,000 Active 16 DOM
2. 2026-06-17
   days on market $90,000 Active 15 DOM
3. 2026-06-16
   days on market $90,000 Active 14 DOM
4. 2026-06-15
   days on market $90,000 Active 13 DOM
5. 2026-06-14
   days on market $90,000 Active 11 DOM
6. 2026-06-13
   days on market $90,000 Active 10 DOM
7. 2026-06-10
   days on market $90,000 Active 8 DOM
8. 2026-06-09
   status $90,000 Active 7 DOM
9. 2026-05-14
   listed $90,000 Active

ⓘ 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: $1,351 · $113/mo
• Projected year-2 tax: $1,351 · $113/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 6/10 Major FEMA zone X (unshaded) · 75% 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 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: $16,070
• − Mortgage interest: −$5,041
• − Property taxes: −$1,351
• − Insurance: −$450
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$2,618
• Taxable income: $4,038
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $4,261/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

1 event — show timeline

• 2026-05-14 Listed $90,000 CBOR

Property tax history

+0.0%/yr

Latest (2025): $1,351 · +0.0% YoY. Source: county tax records.