4270 Athens Ct · Columbus, GA 31907

$164,900

4 bd · 2.0 ba · 1,543 sqft · SingleFamily public records · 75 Days on market

Built 1966 0.37 ac lot $107/sqft · at area comps Est $163k · at est.

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Why this score? — see what drove the D+ 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 +19.9/30.0
• ARV discount +6.9/15.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• 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

At the very end of a cul-de-sac you'll find a home that feels both refreshed and easy to live in. This 4 bedroom, 2 bath property has been thoughtfully updated with fresh paint inside and out, highlighting the natural character of its wood floors and creating a clean, move-in-ready space. Big ticket items have already been handled, with newer HVAC, roof, water heater, and appliances, so your focus can stay on enjoying the home, not maintaining it. The oversized front porch offers a welcoming first impression and a perfect spot to slow down, while the huge back deck opens to a fully fenced yard that feels tucked away and personal. A split driveway with a large parking pad adds extra convenience and flexibility, along with the 1-car garage for additional storage or covered parking. With a layout that balances openness with comfort, this home delivers a rare combination of updates, privacy, and everyday functionality.

Key facts

• Large parking pad
• Huge back deck
• 1 car garage

Tags

• OVERSIZED FRONT PORCH
• HUGE BACK DECK
• FULLY FENCED YARD
• SPLIT DRIVEWAY
• LARGE PARKING PAD
• 1 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $157k (5.0% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 35% 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 75 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (median comp): $162,876
• List price: $164,900
• Delta: 1.24%
• 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
4224 Ridgefield Ct	0.08mi	4/2.0	1,465 (-5%)	3mo	$160,000	$109	85
4119 Wandering Ln	0.19mi	3/2.0 (-1)	1,509 (-2%)	2mo	$133,000	$88	80
4172 Wandering Ln	0.29mi	3/2.0 (-1)	1,477 (-4%)	0mo	$192,000	$130	74
4422 Debolt Ct	0.29mi	3/2.0 (-1)	1,399 (-9%)	3mo	$117,000	$84	63
4534 Sentry St	0.56mi	3/2.0 (-1)	1,592 (+3%)	5mo	$173,000	$109	59
4408 Ridgefield Dr	0.24mi	3/2.0 (-1)	1,760 (+14%)	1mo	$189,900	$108	59
3613 Califon Dr	0.71mi	3/2.0 (-1)	1,421 (-8%)	2mo	$142,000	$100	47
4657 Pate Dr	0.50mi	3/2.0 (-1)	1,743 (+13%)	11mo	$165,000	$95	41
4237 Murrelle St	0.61mi	3/2.0 (-1)	1,323 (-14%)	11mo	$149,900	$113	34
242 Sidney Dr	0.63mi	3/1.0 (-1)	1,364 (-12%)	12mo	$113,900	$84	32
4512 Lunsford St	0.74mi	3/1.0 (-1)	1,328 (-14%)	3mo	$105,500	$79	31
4228 Debby St	0.66mi	3/2.0 (-1)	1,320 (-14%)	13mo	$168,000	$127	30

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-11,211
• Equity at exit: $24,587

10-year hold

• IRR: 5.1%
• Equity multiple: 1.41×
• Total profit: $18,778
• Equity at exit: $14,258

Cash invested: $46,172 (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 31907

• Rents YoY: 4.8%
• Active inventory: 256
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$865
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $198

Break-even live

Break-even rent $1,315

Max offer price $164,900

Occupancy floor 82%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	21d	1	0.05mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$840	$0.70	21d	1	0.27mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	13d	1	0.53mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	21d	1	0.70mi
210 Playa Delray Dr Columbus, GA	4.0	2.0	1916	$1,900	$0.99	44d	1	0.71mi
352 Henson Ave Columbus, GA	5.0	3.0	1950	$2,250	$1.15	13d	1	0.93mi
5020 Shirley Ann Dr Columbus, GA	4.0	2.5	1395	$1,550	$1.11	13d	1	1.00mi
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	44d	1	1.03mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	44d	1	1.13mi
3552 Irwin Way Columbus, GA	4.0	2.0	1536	$1,725	$1.12	13d	1	1.21mi
1230 Freedom Ridge Dr Columbus, GA	4.0	2.0	1900	$1,800	$0.95	13d	1	1.23mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	13d	1	1.23mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	13d	1	1.24mi
3775 Steam Mill Rd Columbus, GA	3.0	2.0	1613	$2,100	$1.30	44d	1	1.41mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	13d	12	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $164,900 Active 75 DOM
2. 2026-06-17
   days on market $164,900 Active 74 DOM
3. 2026-06-16
   days on market $164,900 Active 73 DOM
4. 2026-06-15
   days on market $164,900 Active 72 DOM
5. 2026-06-14
   days on market $164,900 Active 70 DOM
6. 2026-06-13
   status $164,900 Active 69 DOM
7. 2026-06-03
   statusdays on market $164,900 Pending 69 DOM
8. 2026-06-02
   days on market $164,900 Active 68 DOM
9. 2026-06-01
   days on market $164,900 Active 67 DOM
10. 2026-05-31
    days on market $164,900 Active 66 DOM
11. 2026-05-30
    days on market $164,900 Active 65 DOM
12. 2026-05-05
    price $164,900 928-char remark

    Show marketing remark (928 chars)

    At the very end of a cul-de-sac you'll find a home that feels both refreshed and easy to live in. This 4 bedroom, 2 bath property has been thoughtfully updated with fresh paint inside and out, highlighting the natural character of its wood floors and creating a clean, move-in-ready space. Big ticket items have already been handled, with newer HVAC, roof, water heater, and appliances, so your focus can stay on enjoying the home, not maintaining it. The oversized front porch offers a welcoming first impression and a perfect spot to slow down, while the huge back deck opens to a fully fenced yard that feels tucked away and personal. A split driveway with a large parking pad adds extra convenience and flexibility, along with the 1-car garage for additional storage or covered parking. With a layout that balances openness with comfort, this home delivers a rare combination of updates, privacy, and everyday functionality.

13. 2026-03-26
    listed $170,000 Active 928-char remark

    Show marketing remark (928 chars)

    At the very end of a cul-de-sac you'll find a home that feels both refreshed and easy to live in. This 4 bedroom, 2 bath property has been thoughtfully updated with fresh paint inside and out, highlighting the natural character of its wood floors and creating a clean, move-in-ready space. Big ticket items have already been handled, with newer HVAC, roof, water heater, and appliances, so your focus can stay on enjoying the home, not maintaining it. The oversized front porch offers a welcoming first impression and a perfect spot to slow down, while the huge back deck opens to a fully fenced yard that feels tucked away and personal. A split driveway with a large parking pad adds extra convenience and flexibility, along with the 1-car garage for additional storage or covered parking. With a layout that balances openness with comfort, this home delivers a rare combination of updates, privacy, and everyday functionality.

14. 2005-11-14
    soldstatus $110,000

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$253/yr (+$21/mo · 20.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,791
• − Mortgage interest: −$9,237
• − Property taxes: −$1,264
• − Insurance: −$824
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$4,797
• Taxable loss: −$338
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,461/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

+49.9% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $164,900 CBOR
• 2026-03-26 Listed $170,000 CBOR
• 2005-11-14 Sold (Public Records) $110,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,264 · -0.0% YoY. Source: county tax records.