356 Victoria Dr · Columbus, GA 31907

$120,000

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 16 Days on market

Built 1958 10,454 sqft lot Est $136k · 12% under

---

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 +23.5/30.0
• ARV discount +12.9/15.0
• DSCR +7.6/10.0
• 1% rule +5.8/10.0
• 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

3 bedroom 1 bathroom home located on a quiet street. This home has gorgeous hardwood floors throughout. It also features spacious rooms. Especially, the large master bedroom. Step out your backdoor to your large shaded back yard. Currently tenant occupied receiving $700 a month rent.

Key facts

• Conveniently located
• 0.24 acre lot
• Listed 16 days

Tags

• ENERGY EFFICIENT WINDOWS
• CLASSIC BRICK EXTERIOR
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Cable available
• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Level lot

Interior

• Kitchen: Electric range; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Cooling with ceiling fan(s)
• Interior features: Ceiling fan(s); Electric range; Microwave
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 fast (+4.8%/yr); 256 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $61k; list at $120k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.08% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $136,278
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Olsen Ave	0.22mi	3/1.5	1,269 (+5%)	10mo	$100,000	$79	71
4422 Pate Dr	0.44mi	3/2.0	1,175 (-3%)	3mo	$150,000	$128	68
5003 Shirley Ann Dr	0.43mi	4/2.0 (+1)	1,252 (+4%)	2mo	$115,000	$92	63
59 Apollo Dr	0.62mi	3/2.0	1,146 (-5%)	2mo	$110,000	$96	57
4824 Hitchitee St	0.23mi	3/2.0	1,383 (+15%)	8mo	$154,900	$112	54
5201 Vincent Dr	0.71mi	3/2.0	1,148 (-5%)	1mo	$139,900	$122	54
242 Sidney Dr	0.35mi	3/1.0	1,364 (+13%)	12mo	$113,900	$84	52
4911 Dorado Cir	0.48mi	3/1.0	1,025 (-15%)	1mo	$65,000	$63	52
4237 Murrelle St	0.42mi	3/2.0	1,323 (+10%)	11mo	$149,900	$113	51
766 Cardinal Ave	0.66mi	3/2.0	1,274 (+6%)	6mo	$143,400	$113	51
4003 Saint Marys Rd	0.73mi	3/2.0	1,161 (-4%)	9mo	$142,000	$122	48
4715 Farley Dr	0.48mi	3/2.0	1,370 (+14%)	10mo	$155,000	$113	43

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,687
• Equity at exit: $17,892

10-year hold

• IRR: 9.4%
• Equity multiple: 1.79×
• Total profit: $26,440
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$629
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $225

Break-even live

Break-even rent $1,014

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $293	-5% $259	+0% $225	+5% $191	+10% $157
Rent	-10% $122	-5% $174	+0% $225	+5% $276	+10% $328
Rate	-1.0pp $285	-0.5pp $256	base $225	+0.5pp $194	+1.0pp $162

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	44d	1	0.26mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	44d	1	0.28mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	14d	1	0.35mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	14d	1	0.40mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	21d	1	0.40mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	14d	1	0.42mi
5020 Shirley Ann Dr Columbus, GA	4.0	2.5	1395	$1,550	$1.11	14d	1	0.47mi
9 Montclair Ct Unit B Columbus, GA	2.0	1.5	959	$950	$0.99	44d	1	0.57mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	21d	1	0.66mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	21d	1	0.69mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	21d	1	0.70mi
3911 Steam Mill Rd Columbus, GA	1.0–3.0	1.0–2.0	959	$1,200	$1.25	14d	12	0.92mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	14d	6	0.92mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	44d	1	0.97mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	21d	1	0.97mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	14d	1	1.00mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	21d	1	1.07mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	21d	1	1.16mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	14d	1	1.24mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	44d	1	1.28mi
5431 Buena Vista Rd Columbus, GA	2.0	2.0	850	$1,050	$1.24	44d	1	1.34mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	21d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $120,000 Active 16 DOM
2. 2026-06-17
   days on market $120,000 Active 15 DOM
3. 2026-06-16
   days on market $120,000 Active 14 DOM
4. 2026-06-15
   days on market $120,000 Active 13 DOM
5. 2026-06-14
   days on market $120,000 Active 11 DOM
6. 2026-06-13
   days on market $120,000 Active 10 DOM
7. 2026-06-10
   days on market $120,000 Active 8 DOM
8. 2026-06-09
   days on market $120,000 Active 7 DOM
9. 2026-06-08
   days on market $120,000 Active 6 DOM
10. 2026-06-07
    days on market $120,000 Active 5 DOM
11. 2026-06-05
    days on market $120,000 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $120,000 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: $1,461 · $122/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,587
• − Mortgage interest: −$6,722
• − Property taxes: −$1,461
• − Insurance: −$600
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$3,491
• Taxable income: $819
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,504/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

+56.0% since first listed

9 events — show timeline

• 2026-06-02 Listed $120,000 CBOR
• 2020-11-30 Sold (MLS) $61,000 CBOR
• 2020-09-24 Listed $61,000 CBOR
• 2019-12-11 Sold (MLS) $52,000 CBOR
• 2019-10-31 Listed $54,900 CBOR
• 2013-12-20 Sold (MLS) $21,500 FMLS
• 2013-12-16 Sold (MLS) $21,500 GAMLS
• 2013-09-16 Listed $29,500 FMLS
• 2005-03-24 Sold (Public Records) $76,900 Public Records

Property tax history

+13.7%/yr

Latest (2025): $1,461 · +0.0% YoY. Source: county tax records.