300 Jefferson Dr · Columbus, GA 31907

$160,000

3 bd · 2.0 ba · 1,790 sqft · SingleFamily public records · 87 Days on market

Built 1986 Est $256k · 37% under

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling CASH Investors. Drastic Reduction!! Charming 3 bdr/2bath home in Dawson Estates. Features include entry foyer, formal living room, formal dining room, breakfast room with view of great room. Large sunroom (10x14) off great room is not included in total square footage. Gigantic cozy great room with wood burning fireplace. Master suite has his/her closets, soaking tub and separate shower. Convenient to Fort Benning, shopping, schools and much more. Don't miss the opportunity to make this house your home!

Key facts

• Formal dining room
• Breakfast room
• Entry foyer

Tags

• ENTRY FOYER
• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• BREAKFAST ROOM
• GREAT ROOM
• SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/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 $156k (2.4% below list).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 256 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $5k 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 87 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $255,970
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
287 Ella Ct	0.21mi	4/2.5 (+1)	1,709 (-4%)	10mo	$211,000	$123	68
394 Carolann Ct	0.23mi	4/2.5 (+1)	1,704 (-5%)	14mo	$239,900	$141	63
390 Carolann Ct	0.21mi	3/2.5	1,538 (-14%)	4mo	$220,100	$143	61
288 Ella Ct	0.22mi	4/2.0 (+1)	1,664 (-7%)	15mo	$259,000	$156	61
383 Carolann Ct	0.19mi	4/2.0 (+1)	1,664 (-7%)	18mo	$249,500	$150	60
419 Jefferson Dr	0.14mi	4/2.0 (+1)	2,002 (+12%)	15mo	$254,000	$127	56
5395 Royal St	0.23mi	4/2.5 (+1)	1,668 (-7%)	18mo	$250,000	$150	56
753 Compass Trl	0.49mi	4/2.5 (+1)	1,823 (+2%)	24mo	$229,900	$126	47
435 Bowen Blvd	0.61mi	4/1.5 (+1)	1,596 (-11%)	4mo	$87,000	$55	43
5301 Roundabout Dr	0.64mi	3/2.0	1,539 (-14%)	8mo	$219,900	$143	40

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,347
• Equity at exit: $23,857

10-year hold

• IRR: 8.3%
• Equity multiple: 1.68×
• Total profit: $30,304
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$839
• Tax from tax record: −$50 /mo · $594/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $278

Break-even live

Break-even rent $1,209

Max offer price $160,000

Occupancy floor 77%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5020 Shirley Ann Dr Columbus, GA	4.0	2.5	1395	$1,550	$1.11	13d	1	0.56mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	13d	1	0.76mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	43d	1	0.84mi
520 Asa Dr Columbus, GA	4.0	2.0	2040	$1,500	$0.74	43d	1	0.91mi
6400 Sandy Bottom Dr Columbus, GA	3.0	2.0	1455	$1,850	$1.27	13d	1	1.19mi
1230 Freedom Ridge Dr Columbus, GA	4.0	2.0	1900	$1,800	$0.95	13d	1	1.21mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	13d	1	1.21mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	13d	1	1.22mi
5727 Lexington Dr Columbus, GA	4.0	2.0	1785	$1,900	$1.06	43d	1	1.29mi
5157 Legion Dr Columbus, GA	4.0	2.5	2557	$2,650	$1.04	43d	1	1.30mi
5771 Spanish Oak Dr Columbus, GA	3.0	2.0	1282	$1,395	$1.09	21d	1	1.32mi
845 Arlington Dr Columbus, GA	3.0	2.0	1250	$850	$0.68	43d	1	1.35mi
879 Arlington Dr Columbus, GA	4.0	2.0	1528	$1,400	$0.92	43d	1	1.38mi
5161 Legion Dr Columbus, GA	4.0	2.5	2332	$2,095	$0.90	43d	1	1.39mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	21d	1	1.44mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	43d	1	1.45mi

Listing history 5 events

1. 2026-05-01
   soldstatus $200,000
2. 2025-12-22
   soldstatus $155,000
3. 2025-09-08
   status Pending
4. 2025-08-30
   price $160,000
5. 2025-06-13
   listed $189,500 Active

ⓘ 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: $594 · $50/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$878/yr (+$73/mo · 147.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $18,740
• − Mortgage interest: −$8,962
• − Property taxes: −$594
• − Insurance: −$800
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$4,655
• Taxable income: $731
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $3,167/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

+5.5% since first listed

5 events — show timeline

• 2026-05-01 Sold (Public Records) $200,000 Public Records
• 2025-12-22 Sold (Public Records) $155,000 Public Records
• 2025-09-08 Pending — CBOR
• 2025-08-30 Price Changed $160,000 CBOR
• 2025-06-13 Listed $189,500 CBOR

Property tax history

-0.5%/yr

Latest (2025): $594 · +0.2% YoY. Source: county tax records.