37 Patch Dr · Columbus, GA 31903

$109,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 17 Days on market

Built 1958 0.26 ac lot

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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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bath brick ranch home. ?“All offers must be submitted by the buyer's agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer's broker upon consummation of a sale. ” Offer link to property: http://www. spsreo.com/?c=CU25

Key facts

• Fresh paint
• Refreshed bathrooms
• Updated flooring

Tags

• NEW ROOF
• NEW STAINLESS STEEL APPLIANCES
• UPDATED FLOORING
• REFRESHED BATHROOMS
• MODERN FIXTURES
• FRESH PAINT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential home
• Construction: Brick construction
• Exterior features: Lot approximately 0.26 acres; Located in the City View Heights subdivision

Interior

• Kitchen: Dishwasher; Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Dishwasher; Gas range; Natural gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $36 ($436/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 $90k (17.7% below list).
• Recommended offer: $90k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+1.8%/yr); 100 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 33% of the median local income ($32k/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 $760 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $43k; list at $110k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,448 (17.7% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.82% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $65,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Stuart Dr	0.20mi	2/1.0	1,009 (+2%)	3mo	$100,000	$99	84
48 Patton Dr	0.10mi	3/1.0 (+1)	990 (+1%)	16mo	$50,000	$51	76
43 Munson Dr	0.42mi	2/1.0	968 (-2%)	4mo	$40,000	$41	75
13 Patton Dr	0.12mi	3/1.0 (+1)	888 (-10%)	3mo	$36,500	$41	71
22 Mason Dr	0.42mi	3/1.0 (+1)	966 (-2%)	11mo	$27,000	$28	63
131 Ticknor Dr	0.22mi	2/1.0	1,064 (+8%)	17mo	$55,000	$52	62
48 Douglas St	0.14mi	3/1.0 (+1)	1,038 (+6%)	22mo	$69,900	$67	61
31 Cantrell Dr	0.24mi	3/1.0 (+1)	1,111 (+13%)	3mo	$146,000	$131	60
4020 Union St	0.71mi	3/1.0 (+1)	1,015 (+3%)	1mo	$72,500	$71	56
17 Lowe Dr	0.29mi	3/2.0 (+1)	1,082 (+10%)	9mo	$119,900	$111	53
134 Torch Hill Rd	0.50mi	3/1.0 (+1)	1,057 (+7%)	14mo	$108,000	$102	48
1551 Bowman St	0.66mi	3/1.0 (+1)	1,014 (+3%)	16mo	$32,000	$32	46

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-16,594
• Equity at exit: $16,386

10-year hold

• IRR: -8.7%
• Equity multiple: 0.48×
• Total profit: $-15,872
• Equity at exit: $9,502

Cash invested: $30,772 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $904 high
• Mortgage (P&I): −$576
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $36

Break-even live

Break-even rent $859

Max offer price $109,900

Occupancy floor 91%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	0.14mi
171 Munson Dr Columbus, GA	2.0	1.0	780	$800	$1.03	21d	1	0.19mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	43d	1	0.30mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	43d	1	0.38mi
2220 Ticknor Dr Unit 1 Columbus, GA	1.0	1.0	706	$750	$1.06	21d	1	0.41mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$650	$0.92	13d	1	0.41mi
2220 Ticknor Dr Unit 9 Columbus, GA	1.0	1.0	706	$675	$0.96	13d	1	0.41mi
2220 Ticknor Dr Columbus, GA	1.0	1.0	706	$675	$0.96	43d	1	0.41mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	13d	1	0.43mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	21d	1	0.47mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	43d	1	0.52mi
1 Engineer Dr Unit H1 Columbus, GA	2.0	1.0	816	$850	$1.04	43d	1	0.56mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	13d	1	0.70mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	0.92mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	0.95mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	0.99mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	13d	1	1.04mi
2329 S Lumpkin Rd Columbus, GA	2.0	1.0	816	$850	$1.04	43d	1	1.10mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	13d	1	1.12mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	1.14mi
3053 Blan St Columbus, GA	2.0	1.0	868	$875	$1.01	13d	1	1.15mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	43d	1	1.17mi
3014 Drake St Columbus, GA	2.0	1.0	858	$950	$1.11	43d	1	1.27mi
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	43d	1	1.29mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	1.30mi
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	13d	1	1.35mi

Listing history 14 events

1. 2026-06-18
   days on market $109,900 Active 17 DOM
2. 2026-06-17
   days on market $109,900 Active 16 DOM
3. 2026-06-16
   days on market $109,900 Active 15 DOM
4. 2026-06-15
   days on market $109,900 Active 14 DOM
5. 2026-06-14
   days on market $109,900 Active 12 DOM
6. 2026-06-13
   days on market $109,900 Active 11 DOM
7. 2026-06-10
   days on market $109,900 Active 9 DOM
8. 2026-06-09
   days on market $109,900 Active 8 DOM
9. 2026-06-08
   days on market $109,900 Active 7 DOM
10. 2026-06-07
    days on market $109,900 Active 6 DOM
11. 2026-06-05
    days on market $109,900 Active 3 DOM
12. 2026-06-03
    days on market $109,900 Active 2 DOM
13. 2026-06-02
    remarks 693-char remark
14. 2026-06-02
    listed $109,900 Active 1 DOM

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: +$338/yr (+$28/mo · 50.2%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $10,854
• − Mortgage interest: −$6,156
• − Property taxes: −$673
• − Insurance: −$550
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$3,197
• Taxable loss: −$1,459
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $786/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

+90.3% since first listed

9 events — show timeline

• 2026-06-01 Listed $109,900 CBOR
• 2024-06-12 Price Changed $100,000 CBOR
• 2023-12-12 Sold (MLS) $43,000 CBOR
• 2023-11-07 Pending — CBOR
• 2023-10-24 Price Changed $44,900 CBOR
• 2023-09-19 Price Changed $49,900 CBOR
• 2023-09-14 Relisted — CBOR
• 2023-09-12 Pending — CBOR
• 2023-08-11 Listed $57,750 CBOR

Property tax history

-1.0%/yr

Latest (2025): $673 · -1.0% YoY. Source: county tax records.