1035 Kirkland Dr · Columbus, GA 31906

$89,900

4 bd · 1.5 ba · 1,283 sqft · SingleFamily public records · 5 Days on market

Built 1959 0.26 ac lot Est $113k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Investor opportunity with endless potential! This 4-bedroom, 1.5-bath brick home offers 1,283 square feet and sits on a large corner lot in an established neighborhood. Whether you're looking for your next flip project, a long-term rental, or a potential short-term rental investment, this property is worth a look. Conveniently located near Fort Benning, it could be an attractive option for military tenants or visitors after renovations. The home features a functional floor plan, a laundry room with access to the backyard, a 1-car carport, and a fenced backyard. A beautiful mature magnolia tree adds curb appeal and character to the front yard. Bring your vision and transform this property in

Key facts

• Laundry room
• Mature magnolia tree
• Fenced backyard

Tags

• CORNER LOT
• ESTABLISHED NEIGHBORHOOD
• LAUNDRY ROOM
• FENCED BACKYARD
• MATURE MAGNOLIA TREE

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Fenced yard; Corner lot; Outbuilding

Interior

• Kitchen: Dishwasher; Electric range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Electric range; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 13.0% 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+, 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $89,900

Questions for the listing agent

1. Built in 1959 — 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: 1.46% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.95%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $112,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1032 Brighton Rd	0.05mi	4/1.5	1,283 (0%)	14mo	$110,000	$86	86
1232 Alta Vis	0.48mi	3/2.0 (-1)	1,322 (+3%)	3mo	$205,000	$155	64
3849 N Linden Dr	0.30mi	3/1.0 (-1)	1,218 (-5%)	13mo	$105,000	$86	60
1031 Enoch Dr	0.43mi	4/2.0	1,425 (+11%)	0mo	$73,000	$51	59
4327 Kenesaw Dr	0.27mi	3/2.0 (-1)	1,421 (+11%)	8mo	$145,000	$102	56
4229 Empire St	0.53mi	3/1.5 (-1)	1,219 (-5%)	10mo	$139,900	$115	54
1235 Woodburn Ct	0.35mi	3/1.5 (-1)	1,107 (-14%)	2mo	$135,000	$122	54
940 Quincy Dr	0.10mi	3/2.0 (-1)	1,467 (+14%)	13mo	$129,500	$88	53
3415 Terminal St	0.62mi	3/1.5 (-1)	1,353 (+6%)	5mo	$66,200	$49	53
4302 Empire St	0.58mi	3/2.0 (-1)	1,099 (-14%)	1mo	$125,000	$114	41
3221 Decatur St	0.72mi	3/1.0 (-1)	1,223 (-5%)	15mo	$17,000	$14	39
554 Claradon Ave	0.64mi	3/2.0 (-1)	1,470 (+15%)	2mo	$110,000	$75	37

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: 19.0%
• Equity multiple: 1.79×
• Total profit: $19,852
• Equity at exit: $13,404

10-year hold

• IRR: 28.5%
• Equity multiple: 3.73×
• Total profit: $68,793
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$471
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $502

Break-even live

Break-even rent $678

Max offer price $89,900

Occupancy floor 57%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	13d	12	0.43mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	21d	1	0.48mi
3503 Ruben St Columbus, GA	4.0	1.0	1054	$1,100	$1.04	13d	1	0.51mi
3775 Steam Mill Rd Columbus, GA	3.0	2.0	1613	$2,100	$1.30	43d	1	0.52mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	43d	1	0.72mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	21d	1	0.81mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	43d	1	0.83mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	0.83mi
3122 Baldwin St Columbus, GA	5.0	2.0	1780	$1,500	$0.84	21d	1	0.87mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,355	$1.07	13d	6	0.88mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	13d	1	0.99mi
3552 Irwin Way Columbus, GA	4.0	2.0	1536	$1,725	$1.12	13d	1	1.01mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	21d	1	1.01mi
2944 10th St Columbus, GA	3.0	1.0	1550	$925	$0.60	13d	1	1.02mi
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	43d	1	1.04mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	13d	1	1.05mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	43d	1	1.17mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	43d	1	1.20mi
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	43d	1	1.27mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	43d	1	1.27mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	43d	1	1.29mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	13d	1	1.30mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	21d	1	1.34mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	13d	1	1.35mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	1.35mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	13d	1	1.41mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	13d	1	1.42mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	43d	1	1.44mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	43d	1	1.44mi

Listing history 5 events

1. 2026-06-09
   status $89,900 Pending 5 DOM
2. 2026-06-08
   days on market $89,900 Active 5 DOM
3. 2026-06-07
   days on market $89,900 Active 4 DOM
4. 2026-06-03
   remarks 699-char remark
5. 2026-06-03
   listed $89,900 Active 1 DOM

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $827 · $69/mo
• Expected delta: +$511/yr (+$43/mo · 161.5%)

ⓘ 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 68% 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: $15,763
• − Mortgage interest: −$5,036
• − Property taxes: −$316
• − Insurance: −$450
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,615
• Taxable income: $4,824
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $4,872/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

1 event — show timeline

• 2026-06-03 Listed $89,900 CBOR

Property tax history

-0.4%/yr

Latest (2025): $316 · +0.4% YoY. Source: county tax records.