240 Killdee Dr · Columbus, GA 31906

$125,000

3 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 27 Days on market

Built 1958 0.27 ac lot Est $107k · 17% over

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Why this score? — see what drove the F 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 +13.7/30.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• 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

Welcome home to this well-maintained all-brick charmer, perfectly situated on a large, flat, fully fenced lot. Offering 3 bedrooms and 1 bathroom, this property provides comfort, convenience, and room to personalize. Recent kitchen improvements include a newer microwave, dishwasher, gas stove, and refrigerator, all setting the next owner up for easy living. The home features a spacious living room and dining area open to the kitchen, creating a functional space for everyday life. A newer architectural roof adds peace of mind. As this is an estate sale, precise ages of systems are not available; however, a home inspection can provide additional insight. With a little interior updating such as paint and flooring, this becomes an exceptional opportunity—whether you're investing or planning to make it your own. Call today to schedule your showing!

Key facts

• Newer dishwasher
• All brick
• Newer microwave

Tags

• ALL BRICK
• LARGE FLAT LOT
• FULLY FENCED LOT
• NEWER MICROWAVE
• NEWER DISHWASHER
• GAS STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $10 ($120/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 $111k (11.5% below list).
• Recommended offer: $111k (11.5% 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+, crime F, commute 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.
• Zoned schools: Baker Middle School (math 2% / reading 9%, grade F, #461 of 470 statewide, top 98%, 588 students, 97% FRL); Spencer High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 943 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 5% at this address vs 26% district-wide (-20 pts) — the specific schools serving this property underperform the Muscogee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 118 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $864 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

• It's been on market 27 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,609 (11.5% 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: 0.88% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $106,722
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3764 Meadowlark Dr	0.21mi	3/1.5	1,121 (+3%)	14mo	$155,400	$139	72
3581 Irwin Way	0.44mi	3/1.0	1,030 (-5%)	13mo	$135,000	$131	60
3657 Saint Marys Rd	0.21mi	3/1.0	1,196 (+10%)	21mo	$115,000	$96	57
4003 Saint Marys Rd	0.52mi	3/2.0	1,161 (+7%)	9mo	$142,000	$122	53
3646 Saint Marys Rd	0.20mi	3/2.0	1,220 (+12%)	17mo	$120,000	$98	53
3435 Buena Vista Rd	0.73mi	3/2.0	944 (-13%)	6mo	$79,000	$84	34
519 Parkchester Dr	0.75mi	3/2.0	942 (-14%)	8mo	$53,000	$56	32

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: -13.7%
• Equity multiple: 0.50×
• Total profit: $-17,541
• Equity at exit: $18,638

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-5,606
• Equity at exit: $10,808

Cash invested: $35,000 (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 31906

• Rents YoY: 4.8%
• Active inventory: 118
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $10

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 94%

Sensitivity live

Price	-10% $96	-5% $53	+0% $10	+5% $-33	+10% $-76
Rent	-10% $-77	-5% $-34	+0% $10	+5% $54	+10% $97
Rate	-1.0pp $73	-0.5pp $42	base $10	+0.5pp $-22	+1.0pp $-55

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	14d	6	0.36mi
9 Montclair Ct Unit B Columbus, GA	2.0	1.5	959	$950	$0.99	44d	1	0.65mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	44d	1	0.79mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	21d	1	0.82mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	14d	1	0.89mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	21d	1	0.90mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	14d	1	0.91mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	14d	12	1.00mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	1.00mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	14d	1	1.01mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	1.04mi
2823 Lee St Columbus, GA	4.0	2.0	1328	$1,500	$1.13	21d	1	1.07mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	21d	1	1.07mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	1.11mi
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	44d	1	1.11mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	44d	1	1.17mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	1.18mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	14d	1	1.21mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	14d	1	1.21mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	14d	1	1.21mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	1.23mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$1,099	$1.00	14d	8	1.32mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	14d	1	1.34mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	44d	1	1.35mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	1.36mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	44d	1	1.36mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	44d	1	1.39mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$1,099	$1.02	14d	14	1.42mi
3503 Ruben St Columbus, GA	4.0	1.0	1054	$1,100	$1.04	14d	1	1.47mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	21d	1	1.48mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	44d	1	1.49mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	14d	1	1.50mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	44d	1	1.50mi

Listing history 4 events

1. 2026-02-10
   status Pending 861-char remark

   Show marketing remark (861 chars)

   Welcome home to this well-maintained all-brick charmer, perfectly situated on a large, flat, fully fenced lot. Offering 3 bedrooms and 1 bathroom, this property provides comfort, convenience, and room to personalize. Recent kitchen improvements include a newer microwave, dishwasher, gas stove, and refrigerator, all setting the next owner up for easy living. The home features a spacious living room and dining area open to the kitchen, creating a functional space for everyday life. A newer architectural roof adds peace of mind. As this is an estate sale, precise ages of systems are not available; however, a home inspection can provide additional insight. With a little interior updating such as paint and flooring, this becomes an exceptional opportunity—whether you're investing or planning to make it your own. Call today to schedule your showing!

2. 2026-02-10
   status Under Contract

   Show marketing remark (861 chars)

   Welcome home to this well-maintained all-brick charmer, perfectly situated on a large, flat, fully fenced lot. Offering 3 bedrooms and 1 bathroom, this property provides comfort, convenience, and room to personalize. Recent kitchen improvements include a newer microwave, dishwasher, gas stove, and refrigerator, all setting the next owner up for easy living. The home features a spacious living room and dining area open to the kitchen, creating a functional space for everyday life. A newer architectural roof adds peace of mind. As this is an estate sale, precise ages of systems are not available; however, a home inspection can provide additional insight. With a little interior updating such as paint and flooring, this becomes an exceptional opportunity—whether you're investing or planning to make it your own. Call today to schedule your showing!

3. 2026-01-14
   listed $125,000 Active 861-char remark

   Show marketing remark (861 chars)

   Welcome home to this well-maintained all-brick charmer, perfectly situated on a large, flat, fully fenced lot. Offering 3 bedrooms and 1 bathroom, this property provides comfort, convenience, and room to personalize. Recent kitchen improvements include a newer microwave, dishwasher, gas stove, and refrigerator, all setting the next owner up for easy living. The home features a spacious living room and dining area open to the kitchen, creating a functional space for everyday life. A newer architectural roof adds peace of mind. As this is an estate sale, precise ages of systems are not available; however, a home inspection can provide additional insight. With a little interior updating such as paint and flooring, this becomes an exceptional opportunity—whether you're investing or planning to make it your own. Call today to schedule your showing!

4. 2026-01-14
   listed $125,000 New

   Show marketing remark (861 chars)

   Welcome home to this well-maintained all-brick charmer, perfectly situated on a large, flat, fully fenced lot. Offering 3 bedrooms and 1 bathroom, this property provides comfort, convenience, and room to personalize. Recent kitchen improvements include a newer microwave, dishwasher, gas stove, and refrigerator, all setting the next owner up for easy living. The home features a spacious living room and dining area open to the kitchen, creating a functional space for everyday life. A newer architectural roof adds peace of mind. As this is an estate sale, precise ages of systems are not available; however, a home inspection can provide additional insight. With a little interior updating such as paint and flooring, this becomes an exceptional opportunity—whether you're investing or planning to make it your own. Call today to schedule your showing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,273
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,636
• Taxable loss: −$1,989
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $597/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): 20,400
• Household income: $44,965
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1003.0

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 28% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Slovak 1% Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -122.49%
• Current HPI: 113.2749
• 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

+0.0% since first listed

4 events — show timeline

• 2026-02-10 Pending — CBOR
• 2026-02-10 Pending — GAMLS
• 2026-01-14 Listed $125,000 GAMLS
• 2026-01-14 Listed $125,000 CBOR

Property tax history

-0.3%/yr

Latest (2016): $168 · -0.7% YoY. Source: county tax records.