4526 Kenesaw Dr · Columbus, GA 31907

$125,000

4 bd · 3.0 ba · 2,104 sqft · Other public records · 14 Days on market

Built 1966 0.28 ac lot $59/sqft · 34% below area Est $189k · 34% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.3/10.0
• 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 MLS

Spacious 4-bedroom, 3-bathroom single-family home offering approximately 2,104 square feet of living space in an established neighborhood. Built in 1966, the split level home sits on a 0.28-acre lot and features a functional layout with ample room for comfortable living. The property includes a large front yard, extended driveway with covered parking, and mature landscaping that enhances curb appeal. With solid construction and plenty of potential, this home is ideal for buyers looking to personalize or invest in a well-located property. Conveniently located near schools, shopping, and major roadways.

Key facts

• Covered parking
• Large front yard
• Well located

Tags

• LARGE FRONT YARD
• EXTENDED DRIVEWAY
• COVERED PARKING
• MATURE LANDSCAPING
• FUNCTIONAL LAYOUT
• WELL LOCATED

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Carport; Parking pad; Open parking (1 space total)
• Utilities: Public water; Public sewer; No utilities specifically listed
• Home design: Single-family residence; House; Residential property; Resale; Built in 1966
• Construction: Stone construction; Composition roof; Total building area 2104 (public records)
• Exterior features: Sloped lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (1 bedroom on the lower level)
• Flooring: Other flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Finished partial basement; Two levels; Other interior features
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.0% 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: Lonnie Jackson Academy (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 434 students, 96% FRL); Rothschild Leadership Academy School (math 2% / reading 12%, grade F, #456 of 470 statewide, top 97%, 515 students, 96% FRL); Carver High School (math 10% / reading 75%, grade F, #51 of 424 statewide, top 12%, 916 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 256 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 37% of the median local income ($54k/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 $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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• 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 $125,000

Questions for the listing agent

1. Built in 1966 — 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: 1.33% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 6.3

CMA / ARV

• ARV (median comp): $188,778
• List price: $125,000
• Delta: -33.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $7,242
• Equity at exit: $18,638

10-year hold

• IRR: 16.4%
• Equity multiple: 2.46×
• Total profit: $51,066
• 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 31907

• Rents YoY: 4.8%
• Active inventory: 256
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$656
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $382

Break-even live

Break-even rent $1,172

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $453	-5% $418	+0% $382	+5% $347	+10% $311
Rent	-10% $251	-5% $317	+0% $382	+5% $448	+10% $513
Rate	-1.0pp $445	-0.5pp $414	base $382	+0.5pp $350	+1.0pp $317

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3775 Steam Mill Rd Columbus, GA	3.0	2.0	1613	$2,100	$1.30	44d	1	0.73mi
3500 Ruben St Columbus, GA	4.0	3.0	2045	$1,295	$0.63	14d	1	0.73mi
4702 Harbin St Columbus, GA	4.0	3.0	2277	$1,850	$0.81	21d	1	0.89mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	14d	1	0.97mi
3122 Baldwin St Columbus, GA	5.0	2.0	1780	$1,500	$0.84	21d	1	1.14mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	44d	1	1.17mi
1097 Bolton Ct Columbus, GA	3.0	2.5	2127	$1,350	$0.63	21d	1	1.17mi
3552 Irwin Way Columbus, GA	4.0	2.0	1536	$1,725	$1.12	14d	1	1.24mi
2944 10th St Columbus, GA	3.0	1.0	1550	$925	$0.60	14d	1	1.26mi
352 Henson Ave Columbus, GA	5.0	3.0	1950	$2,250	$1.15	14d	1	1.32mi
210 Playa Delray Dr Columbus, GA	4.0	2.0	1916	$1,900	$0.99	44d	1	1.49mi

Listing history 4 events

1. 2026-05-15
   status Pending 608-char remark

   Show marketing remark (608 chars)

   Spacious 4-bedroom, 3-bathroom single-family home offering approximately 2,104 square feet of living space in an established neighborhood. Built in 1966, the split level home sits on a 0.28-acre lot and features a functional layout with ample room for comfortable living. The property includes a large front yard, extended driveway with covered parking, and mature landscaping that enhances curb appeal. With solid construction and plenty of potential, this home is ideal for buyers looking to personalize or invest in a well-located property. Conveniently located near schools, shopping, and major roadways.

2. 2026-05-15
   status Pending Offer Approval 608-char remark

   Show marketing remark (608 chars)

   Spacious 4-bedroom, 3-bathroom single-family home offering approximately 2,104 square feet of living space in an established neighborhood. Built in 1966, the split level home sits on a 0.28-acre lot and features a functional layout with ample room for comfortable living. The property includes a large front yard, extended driveway with covered parking, and mature landscaping that enhances curb appeal. With solid construction and plenty of potential, this home is ideal for buyers looking to personalize or invest in a well-located property. Conveniently located near schools, shopping, and major roadways.

3. 2026-04-30
   listed $125,000 Active 608-char remark

   Show marketing remark (608 chars)

   Spacious 4-bedroom, 3-bathroom single-family home offering approximately 2,104 square feet of living space in an established neighborhood. Built in 1966, the split level home sits on a 0.28-acre lot and features a functional layout with ample room for comfortable living. The property includes a large front yard, extended driveway with covered parking, and mature landscaping that enhances curb appeal. With solid construction and plenty of potential, this home is ideal for buyers looking to personalize or invest in a well-located property. Conveniently located near schools, shopping, and major roadways.

4. 2026-04-30
   listed $125,000 New 608-char remark

   Show marketing remark (608 chars)

   Spacious 4-bedroom, 3-bathroom single-family home offering approximately 2,104 square feet of living space in an established neighborhood. Built in 1966, the split level home sits on a 0.28-acre lot and features a functional layout with ample room for comfortable living. The property includes a large front yard, extended driveway with covered parking, and mature landscaping that enhances curb appeal. With solid construction and plenty of potential, this home is ideal for buyers looking to personalize or invest in a well-located property. Conveniently located near schools, shopping, and major roadways.

ⓘ 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: $2,624 · $219/mo
• Projected year-2 tax: $2,624 · $219/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: $19,876
• − Mortgage interest: −$7,002
• − Property taxes: −$2,624
• − Insurance: −$625
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$3,636
• Taxable income: $2,809
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $3,913/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

+0.0% since first listed

5 events — show timeline

• 2026-05-20 Pending — GAMLS
• 2026-05-15 Pending — CBOR
• 2026-05-15 Pending — GAMLS
• 2026-04-30 Listed $125,000 CBOR
• 2026-04-30 Listed $125,000 GAMLS

Property tax history

+2.5%/yr

Latest (2025): $2,624 · +24.6% YoY. Source: county tax records.