316 Bragg Smith St · Columbus, GA 31903

$48,000

2 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 132 Days on market

Built 1923 4,792 sqft lot $44/sqft · 6% above area Est $45k · 6% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.0/15.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stable Income-Producing Investment with ARV Upside in Eastview! 2-bedroom, 1-bath ranch-style home offering 1,090 sq ft of comfortable single-level living. This property is a reliable income producer, ideal for buy-and-hold investors seeking steady returns with future value-add potential. The functional layout and ranch design support long-term tenant demand and ease of maintenance. Conveniently located in the Eastview area, just minutes from Fort Benning, shopping and dining. With a strong rental history and promising ARV potential, this property presents an excellent opportunity for both immediate cash flow and long-term appreciation.

Key facts

• Single level living
• Ranch style home
• Functional layout

Tags

• RANCH STYLE HOME
• SINGLE LEVEL LIVING
• FUNCTIONAL LAYOUT
• STRONG RENTAL HISTORY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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 (+1.8%/yr); 100 active listings in the ZIP; 26 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; 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 ($32k/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 $332 of loan paydown is wiped out by about $1k 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 + 1.8% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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.
• Current owner paid $10k; list at $48k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.96% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.46%
• DSCR: 2.80
• GRM: 4.3

CMA / ARV

• ARV (median comp): $45,434
• List price: $48,000
• Delta: 5.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2517 Garden Dr	0.45mi	2/—	1,004 (-8%)	3mo	$38,000	$38	63
2534 Cole St	0.58mi	3/2.0 (+1)	1,094 (+0%)	0mo	$90,000	$82	63
607 Brown Ave	0.51mi	3/1.5 (+1)	1,047 (-4%)	5mo	$63,000	$60	59
2505 Heard St	0.64mi	3/1.0 (+1)	1,158 (+6%)	2mo	$42,000	$36	53
427 Bernard Dr	0.59mi	2/1.0	981 (-10%)	9mo	$65,500	$67	48
2113 8th St	0.72mi	2/1.0	1,070 (-2%)	20mo	$84,000	$79	47
481 N Harold St	0.69mi	2/1.0	960 (-12%)	2mo	$50,000	$52	46
732 Brown Ave	0.68mi	3/1.0 (+1)	1,166 (+7%)	16mo	$42,500	$36	38
345 29th Ave	0.70mi	2/1.0	944 (-13%)	9mo	$39,500	$42	38
400 29th Ave Lot 23	0.74mi	3/2.0 (+1)	1,024 (-6%)	11mo	$17,000	$17	38
2602 Garden Dr	0.49mi	3/2.0 (+1)	1,250 (+15%)	9mo	$132,000	$106	36
2813 Clover Ln	0.71mi	2/1.0	942 (-14%)	14mo	$41,000	$44	32

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.17×
• Total profit: $15,775
• Equity at exit: $7,157

10-year hold

• IRR: 35.3%
• Equity multiple: 4.06×
• Total profit: $41,147
• Equity at exit: $4,150

Cash invested: $13,440 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $939 high
• Mortgage (P&I): −$252
• Tax from tax record: −$17 /mo · $200/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $387

Break-even live

Break-even rent $449

Max offer price $48,000

Occupancy floor 54%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2106 S Andrews Cir Unit A Columbus, GA	1.0	1.0	700	$575	$0.82	13d	1	0.27mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	0.52mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	21d	1	0.52mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	43d	1	0.60mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	0.76mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	43d	1	0.97mi
916 Lawyers Ln Columbus, GA	1.0	1.0	833	$525	$0.63	21d	1	0.98mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$999	$0.91	13d	8	0.98mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	13d	1	0.99mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	43d	1	1.00mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	43d	1	1.03mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	13d	1	1.05mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	43d	1	1.16mi
917 Oakview Ave Unit D Columbus, GA	1.0	1.0	700	$975	$1.39	43d	1	1.17mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	43d	1	1.17mi
917 Oakview Ave Unit 5 Columbus, GA	1.0	1.0	700	$975	$1.39	43d	1	1.17mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	21d	1	1.17mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$999	$0.93	13d	14	1.24mi
1919 12th St Unit B Columbus, GA	1.0	1.0	925	$725	$0.78	43d	1	1.29mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	13d	1	1.30mi
1219 Owsley Ave Columbus, GA	1.0	1.0	951	$900	$0.95	43d	1	1.31mi
1021 Adair Ave Unit 12 Columbus, GA	2.0	1.0	890	$1,050	$1.18	13d	1	1.33mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	1.38mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	43d	1	1.38mi
1033 Martin Luther King Junior Blvd Columbus, GA	2.0	1.0	935	$1,000	$1.07	13d	3	1.39mi
1258 Cedar Ave Columbus, GA	2.0	2.0	1220	$1,400	$1.15	43d	1	1.44mi

Listing history 23 events

1. 2026-06-18
   days on market $48,000 Active 132 DOM
2. 2026-06-17
   days on market $48,000 Active 131 DOM
3. 2026-06-16
   days on market $48,000 Active 130 DOM
4. 2026-06-15
   days on market $48,000 Active 129 DOM
5. 2026-06-14
   days on market $48,000 Active 127 DOM
6. 2026-06-13
   days on market $48,000 Active 126 DOM
7. 2026-06-10
   days on market $48,000 Active 124 DOM
8. 2026-06-09
   days on market $48,000 Active 123 DOM
9. 2026-06-08
   days on market $48,000 Active 122 DOM
10. 2026-06-07
    days on market $48,000 Active 121 DOM
11. 2026-06-05
    days on market $48,000 Active 118 DOM
12. 2026-06-03
    days on market $48,000 Active 117 DOM
13. 2026-06-02
    days on market $48,000 Active 116 DOM
14. 2026-06-01
    days on market $48,000 Active 115 DOM
15. 2026-05-31
    days on market $48,000 Active 114 DOM
16. 2026-05-30
    days on market $48,000 Active 113 DOM
17. 2026-03-25
    price $48,000 644-char remark

    Show marketing remark (644 chars)

    Stable Income-Producing Investment with ARV Upside in Eastview! 2-bedroom, 1-bath ranch-style home offering 1,090 sq ft of comfortable single-level living. This property is a reliable income producer, ideal for buy-and-hold investors seeking steady returns with future value-add potential. The functional layout and ranch design support long-term tenant demand and ease of maintenance. Conveniently located in the Eastview area, just minutes from Fort Benning, shopping and dining. With a strong rental history and promising ARV potential, this property presents an excellent opportunity for both immediate cash flow and long-term appreciation.

18. 2026-02-07
    listed $50,000 Active 644-char remark

    Show marketing remark (644 chars)

    Stable Income-Producing Investment with ARV Upside in Eastview! 2-bedroom, 1-bath ranch-style home offering 1,090 sq ft of comfortable single-level living. This property is a reliable income producer, ideal for buy-and-hold investors seeking steady returns with future value-add potential. The functional layout and ranch design support long-term tenant demand and ease of maintenance. Conveniently located in the Eastview area, just minutes from Fort Benning, shopping and dining. With a strong rental history and promising ARV potential, this property presents an excellent opportunity for both immediate cash flow and long-term appreciation.

19. 2019-05-07
    soldstatus $10,000 289-char remark

    Show marketing remark (289 chars)

    2 FOR THE PRICE OF 1.. .. GREAT INVESTMENT OPPORTUNITY. 3/1 HOME FOR SALE WITH A VACANT LOT W/ SEPARATE ADDRESS AND PARCEL NUMBER. HOME NEEDS SOME MINOR WORK TO GET RENT READY OR MOVE IN READY. SHOULD RENT FOR $475-$550 PER MONTH. SELLER WILL CONSIDER OWNER FINANCING! BRING ALL OFFERS!!!

20. 2019-05-07
    soldstatus $10,000

    Show marketing remark (289 chars)

    2 FOR THE PRICE OF 1.. .. GREAT INVESTMENT OPPORTUNITY. 3/1 HOME FOR SALE WITH A VACANT LOT W/ SEPARATE ADDRESS AND PARCEL NUMBER. HOME NEEDS SOME MINOR WORK TO GET RENT READY OR MOVE IN READY. SHOULD RENT FOR $475-$550 PER MONTH. SELLER WILL CONSIDER OWNER FINANCING! BRING ALL OFFERS!!!

21. 2019-03-13
    listed $20,000 289-char remark

    Show marketing remark (289 chars)

    2 FOR THE PRICE OF 1.. .. GREAT INVESTMENT OPPORTUNITY. 3/1 HOME FOR SALE WITH A VACANT LOT W/ SEPARATE ADDRESS AND PARCEL NUMBER. HOME NEEDS SOME MINOR WORK TO GET RENT READY OR MOVE IN READY. SHOULD RENT FOR $475-$550 PER MONTH. SELLER WILL CONSIDER OWNER FINANCING! BRING ALL OFFERS!!!

22. 2018-04-03
    soldstatus $7,500
23. 2018-02-01
    soldstatus $3,000

ⓘ 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: $200 · $17/mo
• Projected year-2 tax: $442 · $37/mo
• Expected delta: +$241/yr (+$20/mo · 120.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $11,264
• − Mortgage interest: −$2,689
• − Property taxes: −$200
• − Insurance: −$1,038
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$1,396
• Taxable income: $4,138
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $3,647/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

+1500.0% since first listed

7 events — show timeline

• 2026-03-25 Price Changed $48,000 CBOR
• 2026-02-07 Listed $50,000 CBOR
• 2019-05-07 Sold (Public Records) $10,000 Public Records
• 2019-05-07 Sold (MLS) $10,000 CBOR
• 2019-03-13 Listed $20,000 CBOR
• 2018-04-03 Sold (Public Records) $7,500 Public Records
• 2018-02-01 Sold (Public Records) $3,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $200 · +0.0% YoY. Source: county tax records.