2963 Grant Rd · Columbus, GA 31907

$99,000

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 30 Days on market

Built 1943 0.40 ac lot $102/sqft · 13% below area Est $114k · 13% 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 +27.3/30.0
• ARV discount +13.5/15.0
• DSCR +9.5/10.0
• 1% rule +7.0/10.0
• 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

2963 Grant Rd is a charming 2-bedroom, 1-bath home that offers the perfect blend of comfort, updates, and opportunity. Inside, you are greeted with finished hardwood flooring, a separate dining area, and a generous sized living room. The living areas feel comfortable and functional, offering just the right amount of space for everyday living. Recent updates provide added peace of mind, including a roof that's only 2 years old, new plumbing, and a water heater just 6 years old. These upgrades make the home a practical choice for buyers who want reliability without the immediate need for major improvements. Step outside to enjoy the fenced backyard, offering privacy and plenty of room for pets, gardening, or outdoor relaxation. With its solid updates, flexible layout, and strong potential, this home presents a wonderful opportunity for first-time buyers or investors looking to add a great property to their portfolio.

Key facts

• 0.4 acre lot
• Listed 30 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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); 256 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $99k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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: 1.20% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (median comp): $114,260
• List price: $99,000
• Delta: -13.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4118 Fairview Dr	0.38mi	3/1.0 (+1)	933 (-4%)	3mo	$30,000	$32	69
2879 Grant Rd	0.23mi	2/1.0	1,056 (+9%)	7mo	$40,000	$38	68
4312 Old Macon Rd #54	0.61mi	2/1.5	1,004 (+4%)	2mo	$76,500	$76	62
2861 Grant Rd	0.27mi	3/1.5 (+1)	936 (-3%)	19mo	$10,000	$11	59
4397 Old Macon Rd	0.43mi	2/1.0	1,091 (+13%)	11mo	$131,900	$121	50
4110 Norwood Dr	0.67mi	3/1.0 (+1)	1,092 (+13%)	4mo	$105,000	$96	39
4527 Gatewood Ave	0.69mi	3/1.0 (+1)	1,075 (+11%)	10mo	$155,900	$145	36
4606 Gregory Dr	0.66mi	3/1.0 (+1)	1,040 (+7%)	23mo	$153,000	$147	33
4320 Yates Dr	0.69mi	3/1.0 (+1)	1,100 (+14%)	15mo	$139,900	$127	28

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,431
• Equity at exit: $14,761

10-year hold

• IRR: 15.1%
• Equity multiple: 2.33×
• Total profit: $36,795
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$519
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $287

Break-even live

Break-even rent $825

Max offer price $99,000

Occupancy floor 71%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3930 Fairview Dr Columbus, GA	2.0	1.0	1104	$1,350	$1.22	43d	1	0.26mi
4312 Old Macon Rd #42 Columbus, GA	2.0	1.5	1120	$1,100	$0.98	20d	1	0.61mi
4254 Fort St Columbus, GA	2.0	1.0	961	$900	$0.94	44d	1	0.77mi
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	0.87mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	20d	1	0.92mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	43d	1	0.92mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	20d	1	0.93mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	13d	1	1.01mi
3828 Reese Rd Columbus, GA	3.0	2.0	1107	$2,450	$2.21	43d	1	1.02mi
4419 Anglin Rd Columbus, GA	3.0	2.0	1039	$1,650	$1.59	13d	1	1.06mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	20d	1	1.09mi
4845 Burt Mar Dr Unit G1 Columbus, GA	2.0	2.0	1060	$805	$0.76	43d	1	1.17mi
3111 Avon Dr Columbus, GA	2.0	1.5	1116	$1,100	$0.99	13d	1	1.24mi

Listing history 3 events

1. 2026-05-10
   status Pending 928-char remark

   Show marketing remark (928 chars)

   2963 Grant Rd is a charming 2-bedroom, 1-bath home that offers the perfect blend of comfort, updates, and opportunity. Inside, you are greeted with finished hardwood flooring, a separate dining area, and a generous sized living room. The living areas feel comfortable and functional, offering just the right amount of space for everyday living. Recent updates provide added peace of mind, including a roof that's only 2 years old, new plumbing, and a water heater just 6 years old. These upgrades make the home a practical choice for buyers who want reliability without the immediate need for major improvements. Step outside to enjoy the fenced backyard, offering privacy and plenty of room for pets, gardening, or outdoor relaxation. With its solid updates, flexible layout, and strong potential, this home presents a wonderful opportunity for first-time buyers or investors looking to add a great property to their portfolio.

2. 2026-04-10
   listed $99,000 Active 928-char remark

   Show marketing remark (928 chars)

   2963 Grant Rd is a charming 2-bedroom, 1-bath home that offers the perfect blend of comfort, updates, and opportunity. Inside, you are greeted with finished hardwood flooring, a separate dining area, and a generous sized living room. The living areas feel comfortable and functional, offering just the right amount of space for everyday living. Recent updates provide added peace of mind, including a roof that's only 2 years old, new plumbing, and a water heater just 6 years old. These upgrades make the home a practical choice for buyers who want reliability without the immediate need for major improvements. Step outside to enjoy the fenced backyard, offering privacy and plenty of room for pets, gardening, or outdoor relaxation. With its solid updates, flexible layout, and strong potential, this home presents a wonderful opportunity for first-time buyers or investors looking to add a great property to their portfolio.

3. 2010-05-18
   soldstatus $42,000

ⓘ 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: $1,095 · $91/mo
• Projected year-2 tax: $1,095 · $91/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: $14,253
• − Mortgage interest: −$5,546
• − Property taxes: −$1,095
• − Insurance: −$495
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$2,880
• Taxable income: $1,958
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,971/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

+135.7% since first listed

3 events — show timeline

• 2026-05-10 Pending — CBOR
• 2026-04-10 Listed $99,000 CBOR
• 2010-05-18 Sold (Public Records) $42,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,095 · -0.9% YoY. Source: county tax records.