35 Artillery Dr · Columbus, GA 31903

$80,000

3 bd · 1.0 ba · 1,363 sqft · SingleFamily public records · 116 Days on market

Built 1951 $59/sqft · 30% above area Est $61k · 30% over

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

35 Artillery Dr presents a solid investment opportunity in Columbus, GA. This 3-bedroom, 1-bath brick home offers 1,363 square feet of living space with a practical layout and durable construction. The classic brick exterior provides long-term maintenance advantages, while the interior footprint allows for value-add improvements to enhance rental income or resale potential. Conveniently located in an established area of Columbus, this property is well-positioned for steady rental demand. Currently tenant-occupied and being sold as-is, it offers investors immediate income with the potential for strategic growth.

Key facts

• Established area
• Brick home
• Steady rental demand

Tags

• BRICK HOME
• CLASSIC BRICK EXTERIOR
• VALUE-ADD IMPROVEMENTS
• ESTABLISHED AREA
• STEADY RENTAL DEMAND
• TENANT-OCCUPIED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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+, 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: Dorothy Height Elementary School (math 3% / reading 9%, grade F, #1,154 of 1,228 statewide, top 94%, 500 students, 97% FRL); Eddy Middle School (math 4% / reading 11%, grade F, #447 of 470 statewide, top 95%, 413 students, 97% FRL); Spencer High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 943 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 6% at this address vs 26% district-wide (-19 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 (+1.8%/yr); 105 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.27% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.68%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $61,494
• List price: $80,000
• Delta: 30.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Benning Dell Dr	0.20mi	4/2.0 (+1)	1,388 (+2%)	8mo	$165,000	$119	71
160 Collins Dr	0.16mi	3/1.0	1,200 (-12%)	4mo	$40,000	$33	69
198 Collins Dr	0.15mi	3/1.0	1,161 (-15%)	4mo	$53,000	$46	65
34 Meloy Dr	0.21mi	3/2.0	1,240 (-9%)	9mo	$119,500	$96	64
132 Ticknor Dr	0.63mi	3/1.0	1,308 (-4%)	2mo	$126,530	$97	62
2193 Shelby St	0.51mi	3/1.5	1,515 (+11%)	1mo	$80,000	$53	55
64 Munson Dr	0.31mi	2/2.0 (-1)	1,174 (-14%)	2mo	$57,836	$49	52
101 Meloy Dr	0.28mi	3/2.0	1,188 (-13%)	12mo	$94,000	$79	51
75 Munson Dr	0.33mi	2/1.0 (-1)	1,251 (-8%)	20mo	$52,000	$42	49
2203 Shelby St	0.52mi	3/1.5	1,162 (-15%)	11mo	$65,000	$56	40
10 Stonewall Dr	0.31mi	4/2.0 (+1)	1,168 (-14%)	20mo	$75,000	$64	36
126 Torch Hill Rd	0.65mi	3/1.5	1,194 (-12%)	19mo	$144,000	$121	31

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $4,476
• Equity at exit: $11,928

10-year hold

• IRR: 13.6%
• Equity multiple: 2.03×
• Total profit: $23,074
• Equity at exit: $6,917

Cash invested: $22,400 (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: 105
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,020 high
• Mortgage (P&I): −$420
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $293

Break-even live

Break-even rent $649

Max offer price $80,000

Occupancy floor 66%

Sensitivity live

Price	-10% $338	-5% $315	+0% $293	+5% $270	+10% $247
Rent	-10% $212	-5% $252	+0% $293	+5% $333	+10% $373
Rate	-1.0pp $333	-0.5pp $313	base $293	+0.5pp $272	+1.0pp $251

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Dean Dr Columbus, GA	3.0	1.5	1200	$1,050	$0.88	15d	1	0.11mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	15d	1	0.14mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	45d	1	0.26mi
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	45d	1	0.34mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	45d	1	0.38mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	15d	1	0.62mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	23d	1	0.66mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	45d	1	0.71mi
76 Mathews St Columbus, GA	3.0	2.0	1100	$1,100	$1.00	15d	1	0.74mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	45d	1	1.24mi
2354 Banks Ave Unit 1 Columbus, GA	2.0	1.0	942	$725	$0.77	15d	1	1.27mi
3122 Meade St Unit 1 Columbus, GA	2.0	1.0	949	$725	$0.76	15d	1	1.30mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	15d	1	1.35mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	45d	1	1.36mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	15d	1	1.37mi
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	15d	1	1.49mi
3028 Meade St Columbus, GA	2.0	1.0	1016	$950	$0.94	45d	1	1.49mi

Listing history 19 events

1. 2026-06-22
   days on market $80,000 Active 116 DOM
2. 2026-06-18
   days on market $80,000 Active 113 DOM
3. 2026-06-17
   days on market $80,000 Active 112 DOM
4. 2026-06-16
   days on market $80,000 Active 111 DOM
5. 2026-06-15
   days on market $80,000 Active 110 DOM
6. 2026-06-14
   days on market $80,000 Active 108 DOM
7. 2026-06-13
   days on market $80,000 Active 107 DOM
8. 2026-06-10
   days on market $80,000 Active 105 DOM
9. 2026-06-09
   days on market $80,000 Active 104 DOM
10. 2026-06-08
    days on market $80,000 Active 103 DOM
11. 2026-06-07
    days on market $80,000 Active 102 DOM
12. 2026-06-05
    days on market $80,000 Active 99 DOM
13. 2026-06-03
    days on market $80,000 Active 98 DOM
14. 2026-06-02
    days on market $80,000 Active 97 DOM
15. 2026-06-01
    days on market $80,000 Active 96 DOM
16. 2026-05-31
    days on market $80,000 Active 95 DOM
17. 2026-05-30
    days on market $80,000 Active 94 DOM
18. 2026-02-25
    listed $80,000 Active 618-char remark

    Show marketing remark (618 chars)

    35 Artillery Dr presents a solid investment opportunity in Columbus, GA. This 3-bedroom, 1-bath brick home offers 1,363 square feet of living space with a practical layout and durable construction. The classic brick exterior provides long-term maintenance advantages, while the interior footprint allows for value-add improvements to enhance rental income or resale potential. Conveniently located in an established area of Columbus, this property is well-positioned for steady rental demand. Currently tenant-occupied and being sold as-is, it offers investors immediate income with the potential for strategic growth.

19. 2018-10-05
    listed $22,900

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$16/yr (+$1/mo · 2.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $12,237
• − Mortgage interest: −$4,481
• − Property taxes: −$720
• − Insurance: −$400
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,327
• Taxable income: $2,351
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $2,949/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

+249.3% since first listed

2 events — show timeline

• 2026-02-25 Listed $80,000 CBOR
• 2018-10-05 Listed $22,900 CBOR

Property tax history

+3.2%/yr

Latest (2025): $720 · +0.0% YoY. Source: county tax records.