6101 River Rd #13 · Columbus, GA 31904

$215,000

3 bd · 2.5 ba · 1,920 sqft · Condo public records · 119 Days on market

Built 1975 $112/sqft · at area comps Est $214k · at est. $36/mo HOA · 2% of rent

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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 +14.3/30.0
• ARV discount +7.3/15.0
• DSCR +4.3/10.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning 3-bedroom, 2.5-bathroom condo with a new kitchen, wine cooler, and private patio. Modern flooring, and spacious suites throughout. Enjoy community perks like a pool, clubhouse, tennis, and pickleball. New lights, fresh paint, ceiling fans, marble counters, backsplash, and blinds. Tons of features, too many to name.

Key facts

• New kitchen
• Wine cooler
• Clubhouse

Tags

• NEW KITCHEN
• WINE COOLER
• PRIVATE PATIO
• COMMUNITY PERKS
• POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $38 ($459/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 $184k (14.4% below list).
• Recommended offer: $184k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (+3.0%/yr); 327 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 33% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $6k 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 119 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $99k; list at $215k implies a 117% gain — meaningful room to come down on a strong offer.

Recommended offer $184,025 (14.4% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (median comp): $214,139
• List price: $215,000
• Delta: 0.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-32,342
• Equity at exit: $32,057

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-24,781
• Equity at exit: $18,589

Cash invested: $60,200 (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 31904

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$162 /mo · $1,949/yr
• Insurance: −$90
• HOA: −$36
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $38

Break-even live

Break-even rent $1,792

Max offer price $215,000

Occupancy floor 93%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6101 River Rd Columbus, GA	3.0	2.5	1920	$1,895	$0.99	21d	1	0.02mi
118 Wendell Dr Columbus, GA	4.0	2.0	1490	$1,700	$1.14	43d	1	1.18mi
4402 Riverchase Dr Phenix City, AL	1.0–3.0	1.0–2.0	1078	$1,955	$1.81	13d	21	1.36mi
1414 Fox Croft Loop Columbus, GA	3.0	2.0	2116	$2,300	$1.09	13d	1	1.46mi

HOA detail condo

• Monthly dues: $36 · $432/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $215,000 Active 119 DOM
2. 2026-06-17
   days on market $215,000 Active 118 DOM
3. 2026-06-16
   days on market $215,000 Active 117 DOM
4. 2026-06-15
   days on market $215,000 Active 116 DOM
5. 2026-06-14
   days on market $215,000 Active 114 DOM
6. 2026-06-13
   days on market $215,000 Active 113 DOM
7. 2026-06-10
   days on market $215,000 Active 111 DOM
8. 2026-06-09
   days on market $215,000 Active 110 DOM
9. 2026-06-08
   days on market $215,000 Active 109 DOM
10. 2026-06-07
    days on market $215,000 Active 108 DOM
11. 2026-06-05
    days on market $215,000 Active 105 DOM
12. 2026-06-03
    days on market $215,000 Active 104 DOM
13. 2026-06-02
    days on market $215,000 Active 103 DOM
14. 2026-06-01
    days on market $215,000 Active 102 DOM
15. 2026-05-31
    days on market $215,000 Active 101 DOM
16. 2026-05-30
    days on market $215,000 Active 100 DOM
17. 2026-05-19
    price $215,000 325-char remark

    Show marketing remark (325 chars)

    Stunning 3-bedroom, 2.5-bathroom condo with a new kitchen, wine cooler, and private patio. Modern flooring, and spacious suites throughout. Enjoy community perks like a pool, clubhouse, tennis, and pickleball. New lights, fresh paint, ceiling fans, marble counters, backsplash, and blinds. Tons of features, too many to name.

18. 2026-02-20
    listed $220,000 Active 325-char remark

    Show marketing remark (325 chars)

    Stunning 3-bedroom, 2.5-bathroom condo with a new kitchen, wine cooler, and private patio. Modern flooring, and spacious suites throughout. Enjoy community perks like a pool, clubhouse, tennis, and pickleball. New lights, fresh paint, ceiling fans, marble counters, backsplash, and blinds. Tons of features, too many to name.

19. 2013-08-06
    soldstatus $99,000

ⓘ 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: $1,949 · $162/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$29/yr (+$2/mo · 1.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,083
• − Mortgage interest: −$12,043
• − Property taxes: −$1,949
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − HOA: −$432
• − Depreciation: −$6,255
• Taxable loss: −$3,204
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $1,229/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): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

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 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 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: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• 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

+117.2% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $215,000 CBOR
• 2026-02-20 Listed $220,000 CBOR
• 2013-08-06 Sold (Public Records) $99,000 Public Records

Property tax history

+2.2%/yr

Latest (2022): $1,949 · +0.0% YoY. Source: county tax records.