2740 9th St · Columbus, GA 31906

$79,900

3 bd · 2.0 ba · 759 sqft · SingleFamily public records · 6 Days on market

Built 1940 1,307 sqft lot Est $60k · 33% over

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Why this score? — see what drove the C 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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 charming 3-bedroom, 2-bath home nestled on a corner lot, priced under $100,000! Offering 759 square feet of cozy living space, this property is the perfect opportunity for a first-time homebuyer looking to build equity or an investor seeking an affordable addition to their portfolio. Built in 1940, the home features classic character with endless potential to personalize and make your own. Conveniently located near schools, shopping, downtown Columbus, and major roadways, this property offers both accessibility and value. Whether you're looking for a starter home or your next investment opportunity, this corner-lot gem is full of possibilities!

Key facts

• Corner lot
• Conveniently located
• 1,307 sq ft lot

Tags

• CORNER LOT
• CONVENIENTLY LOCATED
• ACCESSIBILITY AND VALUE

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Exterior features: Located on a corner lot; Subdivision: BROOKSVILLE

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $80k).
• Cap rate 10.4% 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+, 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); 118 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $79,900

Questions for the listing agent

1. Built in 1940 — 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: 1.21% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.77%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $59,961
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 Hood St	0.28mi	2/1.0 (-1)	696 (-8%)	5mo	$70,000	$101	60
3027 Colorado St	0.32mi	2/1.0 (-1)	831 (+10%)	0mo	$11,000	$13	60
2502 Heard St	0.42mi	2/2.0 (-1)	864 (+14%)	4mo	$67,900	$79	49
1010 34th Ave	0.62mi	2/1.0 (-1)	792 (+4%)	15mo	$47,000	$59	42
937 Diggs Ave	0.68mi	2/1.0 (-1)	840 (+11%)	2mo	$30,000	$36	40
1017 Vera Dr	0.75mi	3/1.0	800 (+5%)	22mo	$65,000	$81	34

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $6,361
• Equity at exit: $11,913

10-year hold

• IRR: 17.9%
• Equity multiple: 2.59×
• Total profit: $35,679
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.9×

Monthly cashflow live

• Estimated rent: $965 high
• Mortgage (P&I): −$419
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $275

Break-even live

Break-even rent $617

Max offer price $79,900

Occupancy floor 66%

Sensitivity live

Price	-10% $321	-5% $298	+0% $275	+5% $253	+10% $230
Rent	-10% $199	-5% $237	+0% $275	+5% $313	+10% $352
Rate	-1.0pp $316	-0.5pp $296	base $275	+0.5pp $255	+1.0pp $234

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	44d	1	0.04mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	14d	1	0.05mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	44d	1	0.42mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	0.42mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	44d	1	0.44mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	44d	1	0.55mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	21d	1	0.55mi
784 Terminal Ct Unit 11 Columbus, GA	2.0	1.0	600	$725	$1.21	44d	1	0.64mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.68mi
3503 Ruben St Columbus, GA	4.0	1.0	1054	$1,100	$1.04	14d	1	0.82mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	14d	1	0.91mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	1.02mi
2406 Dawson St #2 Columbus, GA	2.0	1.0	565	$700	$1.24	21d	1	1.03mi
706 Palmetto Ave Unit B Columbus, GA	2.0	1.0	675	$700	$1.04	14d	1	1.05mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	44d	1	1.26mi
822 Ragland Ct Unit A Columbus, GA	2.0	1.0	600	$775	$1.29	44d	1	1.26mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	14d	12	1.38mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	14d	1	1.45mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	14d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $79,900 Active 6 DOM
2. 2026-06-17
   days on market $79,900 Active 5 DOM
3. 2026-06-16
   days on market $79,900 Active 4 DOM
4. 2026-06-15
   days on market $79,900 Active 3 DOM
5. 2026-06-13
   pricedays on marketlisting id $79,900 Active 1 DOM
6. 2026-06-10
   days on market $89,900 Active 19 DOM
7. 2026-06-09
   days on market $89,900 Active 18 DOM
8. 2026-06-08
   days on market $89,900 Active 17 DOM
9. 2026-06-07
   days on market $89,900 Active 16 DOM
10. 2026-06-05
    days on market $89,900 Active 13 DOM
11. 2026-06-03
    days on market $89,900 Active 12 DOM
12. 2026-06-02
    days on market $89,900 Active 11 DOM
13. 2026-06-01
    days on market $89,900 Active 10 DOM
14. 2026-05-31
    days on market $89,900 Active 9 DOM
15. 2026-05-30
    days on market $89,900 Active 8 DOM
16. 2026-05-22
    listed $89,900 Active 673-char remark

    Show marketing remark (673 chars)

    Welcome home to this charming 3-bedroom, 2-bath home nestled on a corner lot, priced under $100,000! Offering 759 square feet of cozy living space, this property is the perfect opportunity for a first-time homebuyer looking to build equity or an investor seeking an affordable addition to their portfolio. Built in 1940, the home features classic character with endless potential to personalize and make your own. Conveniently located near schools, shopping, downtown Columbus, and major roadways, this property offers both accessibility and value. Whether you're looking for a starter home or your next investment opportunity, this corner-lot gem is full of possibilities!

17. 2026-05-22
    listed $89,900 Active

    Show marketing remark (673 chars)

    Welcome home to this charming 3-bedroom, 2-bath home nestled on a corner lot, priced under $100,000! Offering 759 square feet of cozy living space, this property is the perfect opportunity for a first-time homebuyer looking to build equity or an investor seeking an affordable addition to their portfolio. Built in 1940, the home features classic character with endless potential to personalize and make your own. Conveniently located near schools, shopping, downtown Columbus, and major roadways, this property offers both accessibility and value. Whether you're looking for a starter home or your next investment opportunity, this corner-lot gem is full of possibilities!

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$315/yr (+$26/mo · 75.0%)

ⓘ 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 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,584
• − Mortgage interest: −$4,476
• − Property taxes: −$420
• − Insurance: −$400
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,324
• Taxable income: $2,111
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $2,797/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

2 events — show timeline

• 2026-05-22 Listed $89,900 CBOR
• 2026-05-22 Listed $89,900 CBOR

Property tax history

+7.4%/yr

Latest (2025): $420 · -0.0% YoY. Source: county tax records.