310 Bragg Smith St · Columbus, GA 31903

$47,500

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 192 Days on market

Built 1940 $42/sqft · at area comps Est $45k · at est.

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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 +5.5/15.0
• 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

Attention Investors: Seller to provide $2500 in seller concessions with acceptable offer! Rental Property with Strong Cash-Flow History. This updated 3-bedroom, 1-bath home is a perfect addition to any rental portfolio. Recent improvements include new flooring and fresh interior paint. The home previously rented for $750/month with a steady rental history, offering reliable income potential. Located on city water and sewer, this property provides low-maintenance ownership. Sitting on a large, level lot, the yard offers ample space for pets, outdoor activities, and future enhancements—an added bonus for tenant appeal. Whether you're expanding your portfolio or looking for your next reliable investment, this property is ready to produce.

Key facts

• Move-in ready
• New flooring
• Fresh interior paint

Tags

• TURNKEY RENTAL PROPERTY
• STRONG CASH-FLOW HISTORY
• NEW FLOORING
• FRESH INTERIOR PAINT
• MOVE-IN READY
• LOW-MAINTENANCE OWNERSHIP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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; 19 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 40% 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 $328 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask is 5178% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $31k; list at $48k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $41,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1940 — 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. 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.
8. 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.
9. 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: 2.26% ✓
• Cap rate: 20.50%
• Cash-on-cash: 50.75%
• DSCR: 3.26
• GRM: 3.7

CMA / ARV

• ARV (median comp): $45,434
• List price: $47,500
• Delta: 4.55%
• 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
2534 Cole St	0.60mi	3/2.0	1,094 (-2%)	0mo	$90,000	$82	64
2505 Heard St	0.65mi	3/1.0	1,158 (+3%)	2mo	$42,000	$36	62
607 Brown Ave	0.52mi	3/1.5	1,047 (-6%)	5mo	$63,000	$60	59
2517 Garden Dr	0.47mi	2/— (-1)	1,004 (-10%)	3mo	$38,000	$38	53
732 Brown Ave	0.69mi	3/1.0	1,166 (+4%)	16mo	$42,500	$36	48
2602 Garden Dr	0.50mi	3/2.0	1,250 (+12%)	9mo	$132,000	$106	45
2334 Huggins St	0.30mi	3/1.5	1,283 (+15%)	20mo	$90,000	$70	43
455 Harold St	0.64mi	3/1.0	1,024 (-9%)	20mo	$51,000	$50	39
427 Bernard Dr	0.61mi	2/1.0 (-1)	981 (-12%)	9mo	$65,500	$67	38
2113 8th St	0.73mi	2/1.0 (-1)	1,070 (-4%)	20mo	$84,000	$79	37
481 N Harold St	0.71mi	2/1.0 (-1)	960 (-14%)	2mo	$50,000	$52	37
2830 North Lumpkin Rd	0.75mi	4/2.0 (+1)	1,223 (+9%)	8mo	$111,000	$91	34

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: 47.2%
• Equity multiple: 3.02×
• Total profit: $26,853
• Equity at exit: $7,082

10-year hold

• IRR: 52.4%
• Equity multiple: 5.84×
• Total profit: $64,415
• Equity at exit: $4,107

Cash invested: $13,300 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$249
• Tax from tax record: −$19 /mo · $222/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $562

Break-even live

Break-even rent $364

Max offer price $47,500

Occupancy floor 43%

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	0.50mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	43d	1	0.57mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	21d	1	0.59mi
2823 Lee St Columbus, GA	4.0	2.0	1328	$1,500	$1.13	21d	1	0.71mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	21d	1	0.80mi
1401 Coffee Ct Columbus, GA	4.0	1.0	1444	$1,250	$0.87	21d	1	0.91mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$1,099	$1.00	13d	8	0.92mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	13d	1	1.01mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	43d	1	1.03mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	13d	1	1.04mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	43d	1	1.05mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	43d	1	1.07mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$1,099	$1.02	13d	14	1.17mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	43d	1	1.23mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	13d	1	1.36mi
1021 Adair Ave Unit 12 Columbus, GA	2.0	1.0	890	$1,050	$1.18	13d	1	1.38mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	21d	1	1.42mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	43d	1	1.42mi
1033 Martin Luther King Junior Blvd Columbus, GA	2.0	1.0	935	$1,000	$1.07	13d	3	1.44mi

Listing history 29 events

1. 2026-06-18
   days on market $47,500 Active 192 DOM
2. 2026-06-17
   days on market $47,500 Active 191 DOM
3. 2026-06-16
   days on market $47,500 Active 190 DOM
4. 2026-06-15
   days on market $47,500 Active 189 DOM
5. 2026-06-14
   days on market $47,500 Active 187 DOM
6. 2026-06-13
   days on market $47,500 Active 186 DOM
7. 2026-06-10
   days on market $47,500 Active 184 DOM
8. 2026-06-09
   days on market $47,500 Active 183 DOM
9. 2026-06-08
   days on market $47,500 Active 182 DOM
10. 2026-06-07
    days on market $47,500 Active 181 DOM
11. 2026-06-05
    days on market $47,500 Active 178 DOM
12. 2026-06-03
    days on market $47,500 Active 177 DOM
13. 2026-06-02
    days on market $47,500 Active 176 DOM
14. 2026-06-01
    days on market $47,500 Active 175 DOM
15. 2026-05-31
    days on market $47,500 Active 174 DOM
16. 2026-05-30
    days on market $47,500 Active 173 DOM
17. 2026-02-21
    historical $950
18. 2026-01-10
    price $950
19. 2026-01-09
    price $900
20. 2025-12-30
    price $850
21. 2025-12-21
    listed $900
22. 2025-12-08
    listed $47,500 Active 751-char remark

    Show marketing remark (751 chars)

    Attention Investors: Seller to provide $2500 in seller concessions with acceptable offer! Rental Property with Strong Cash-Flow History. This updated 3-bedroom, 1-bath home is a perfect addition to any rental portfolio. Recent improvements include new flooring and fresh interior paint. The home previously rented for $750/month with a steady rental history, offering reliable income potential. Located on city water and sewer, this property provides low-maintenance ownership. Sitting on a large, level lot, the yard offers ample space for pets, outdoor activities, and future enhancements—an added bonus for tenant appeal. Whether you're expanding your portfolio or looking for your next reliable investment, this property is ready to produce.

23. 2025-10-17
    historical $900
24. 2025-09-19
    listed $900
25. 2025-04-25
    historical $900
26. 2025-02-22
    listed $900
27. 2024-02-29
    price $60,000
28. 2022-08-18
    soldstatus $31,000
29. 2022-04-04
    listed $35,000

ⓘ 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: $222 · $19/mo
• Projected year-2 tax: $437 · $36/mo
• Expected delta: +$215/yr (+$18/mo · 96.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $12,909
• − Mortgage interest: −$2,661
• − Property taxes: −$222
• − Insurance: −$238
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$1,382
• Taxable income: $6,341
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $5,227/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

+35.7% since first listed

13 events — show timeline

• 2026-02-21 Rental Removed $950 TURBOTENANT
• 2026-01-10 Price Changed $950 TURBOTENANT
• 2026-01-09 Price Changed $900 TURBOTENANT
• 2025-12-30 Price Changed $850 TURBOTENANT
• 2025-12-21 Listed for Rent $900 TURBOTENANT
• 2025-12-08 Listed $47,500 CBOR
• 2025-10-17 Rental Removed $900 TURBOTENANT
• 2025-09-19 Listed for Rent $900 TURBOTENANT
• 2025-04-25 Rental Removed $900 TURBOTENANT
• 2025-02-22 Listed for Rent $900 TURBOTENANT
• 2024-02-29 Price Changed $60,000 CBOR
• 2022-08-18 Sold (MLS) $31,000 CBOR
• 2022-04-04 Listed $35,000 CBOR

Property tax history

-1.6%/yr

Latest (2025): $222 · -72.5% YoY. Source: county tax records.