2911 Foresthill Dr · Columbus, GA 31907

$150,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 4 Days on market

Built 1968 0.30 ac lot Est $174k · 14% 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 +24.7/30.0
• ARV discount +13.7/15.0
• DSCR +8.0/10.0
• 1% rule +5.2/10.0
• 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

Welcome to this charming 3-bedroom, 2-bathroom brick ranch home located in the established Forest Hills neighborhood! Situated on a spacious corner lot, this brick home offers a functional floor plan perfect for everyday living and entertaining. Enjoy the convenience of a single-story layout with easy flow throughout. Key Features Include: Solid brick exterior with durable construction; Large lot with plenty of outdoor space for gardening, play, or future expansion; Attached carport for convenient parking and storage; Central heating and air conditioning. Concrete slab foundation. Whether you're a first-time homebuyer, looking for a solid investment property, or searching for a home with ro

Key facts

• Attached carport
• Large lot
• Brick ranch home

Tags

• BRICK RANCH HOME
• CORNER LOT
• SOLID BRICK EXTERIOR
• LARGE LOT
• ATTACHED CARPORT
• CONCRETE SLAB FOUNDATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached carport with side/rear entrance
• Utilities: Public water; Public sewer (connected); Electricity available; Natural gas available; High speed internet available; Cable available; Phone available
• Home design: Single family residence; House; Resale property
• Construction: Built in 1968; Brick exterior; Composition roof
• Exterior features: Corner lot; Street lights in the community

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Bonus room; Family room; Mud room / laundry area; No basement
• Laundry & utility: Mud room laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.8% 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+, crime F, commute 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.
• Zoned schools: Forrest Road Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 404 students, 96% FRL); Fort Middle School (math 11% / reading 22%, grade F, #388 of 470 statewide, top 83%, 511 students, 97% FRL); Kendrick High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 876 students, 97% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 26% district-wide (-16 pts) — the specific schools serving this property underperform the Muscogee County average; the district grade overstates school quality for this exact location.
• 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 $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $150,000

Questions for the listing agent

1. Built in 1968 — 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: 1.02% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $174,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6788 Mitchell Dr	0.32mi	3/2.0	1,354 (+0%)	1mo	$143,000	$106	84
6340 Lemongrass Dr	0.37mi	3/2.0	1,410 (+4%)	0mo	$240,730	$171	75
3041 Waddell Dr	0.08mi	3/1.5	1,204 (-11%)	3mo	$137,000	$114	74
2735 Schatulga Rd	0.41mi	3/2.0	1,395 (+3%)	2mo	$170,000	$122	74
6636 Foxboro Dr	0.24mi	3/2.0	1,205 (-11%)	0mo	$130,000	$108	71
5646 Boby Dr	0.48mi	3/2.0	1,302 (-4%)	3mo	$166,000	$127	69
6085 Hunter Ridge Cir	0.69mi	3/2.0	1,358 (+1%)	1mo	$194,000	$143	66
6302 Morning Dew Dr	0.58mi	3/2.0	1,410 (+4%)	2mo	$228,500	$162	64
6303 Morning Dew Dr	0.58mi	3/2.0	1,472 (+9%)	3mo	$239,160	$162	56
6703 Aldora Dr	0.54mi	3/2.0	1,204 (-11%)	2mo	$155,000	$129	55
6946 Boby Ct	0.49mi	3/2.0	1,530 (+13%)	2mo	$210,000	$137	53
2143 Hunter Ct	0.59mi	3/2.0	1,181 (-12%)	1mo	$141,650	$120	51

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,637
• Equity at exit: $22,365

10-year hold

• IRR: 10.3%
• Equity multiple: 1.86×
• Total profit: $36,075
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$787
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $312

Break-even live

Break-even rent $1,136

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5009 Mint Dr Columbus, GA	4.0	2.0	1502	$1,750	$1.17	21d	1	0.37mi
3420 Flintlock Dr Columbus, GA	4.0	2.0	1538	$1,750	$1.14	21d	1	0.38mi
2011 Arrow Point Ln Columbus, GA	4.0	2.0	1756	$1,750	$1.00	43d	1	0.41mi
3347 Flintlock Dr Columbus, GA	3.0	2.0	1644	$1,625	$0.99	21d	1	0.54mi
6107 Crossbow Dr Columbus, GA	4.0	2.0	1490	$1,450	$0.97	21d	1	0.54mi
6914 Aldora Dr Columbus, GA	3.0	2.0	1345	$1,545	$1.15	43d	1	0.60mi
6025 Harvest Dr Columbus, GA	3.0	2.0	1301	$1,500	$1.15	43d	1	0.66mi
3034 Lansing Ave Columbus, GA	3.0	2.0	1447	$1,500	$1.04	43d	1	0.78mi
2939 Urban Ave Columbus, GA	3.0	1.0	1145	$1,050	$0.92	21d	1	0.92mi
7005 Hunter Hill Ct Columbus, GA	4.0	2.0	1636	$1,800	$1.10	13d	1	0.96mi
3227 Urban Ave Columbus, GA	3.0	1.0	1332	$975	$0.73	21d	1	0.99mi
6044 Cordova Rd Columbus, GA	4.0	2.0	1381	$1,700	$1.23	43d	1	1.13mi
1417 Celeste Dr Columbus, GA	4.0	2.0	1443	$1,500	$1.04	43d	1	1.19mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	43d	1	1.34mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	43d	1	1.36mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	21d	1	1.37mi

Listing history 4 events

1. 2026-06-14
   statusdays on market $150,000 Under Contract 4 DOM
2. 2026-06-13
   days on market $150,000 New 3 DOM
3. 2026-06-10
   remarks 699-char remark
4. 2026-06-10
   listed $150,000 New 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: $580 · $48/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$800/yr (+$67/mo · 137.9%)

ⓘ 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 4/10 Moderate
• 🌡 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: $18,373
• − Mortgage interest: −$8,402
• − Property taxes: −$580
• − Insurance: −$750
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,364
• Taxable income: $1,337
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $3,424/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

1 event — show timeline

• 2026-06-09 Listed $150,000 GAMLS

Property tax history

-0.5%/yr

Latest (2025): $580 · -0.7% YoY. Source: county tax records.