5820 Georgetown Dr · Columbus, GA 31907

$149,900

2 bd · 2.0 ba · 1,090 sqft · SingleFamily public records · 14 Days on market

Built 1989 5,227 sqft lot Est $117k · 29% over

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Why this score? — see what drove the F 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 +12.7/30.0
• DSCR +3.8/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• 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

Welcome to this charming home in the established Georgetown subdivision! This well-maintained 3-bedroom, 2-bath residence offers approximately 1,200 square feet of comfortable living space with a functional single-story layout, cozy fireplace, new central heating and air, and inviting living areas perfect for relaxing or entertaining. The home freshly remodeled to include New HVAC, New roof, new paint, new light and plumbing fixtures, premium quartz countertops with modern backsplash, Stainless appliances, as well as luxury vinyl plank throughout. Conveniently located near Ft. Benning, shopping, dining, and major roadways. Whether you are a first-time homebuyer, downsizing, or searching for a great investment opportunity, this property offers comfort, convenience, and value all in one! This property is a semi detached home with a firewall that is complete through the roof line.

Key facts

• New hvac
• New paint
• New light fixtures

Tags

• NEW HVAC
• NEW ROOF
• NEW PAINT
• NEW LIGHT FIXTURES
• NEW PLUMBING FIXTURES
• PREMIUM QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Located in the Georgetown subdivision (5820 Georgetown Dr, Columbus, GA 31907)
• HOA & community: Has association; Association fee covers other items

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer / sewer connected; Electricity available; Cable available
• Home design: Single-family house; One level
• Construction: Built in 1989; Other construction materials; Other roof type; No basement
• Exterior features: Level, private lot; Sidewalks; Street lights; Stable(s) listed as community feature

Interior

• Kitchen: Dishwasher; Microwave; Other kitchen features
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Electric cooling; Other heating and cooling features
• Interior features: Updated/remodeled interior; Great room; Fireplace (1)
• Laundry & utility: Laundry in hall; Electric service on property

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-16 ($-190/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.6% below list).
• Recommended offer: $122k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Georgetown Elementary School (math 2% / reading 12%, grade F, #1,144 of 1,228 statewide, top 94%, 412 students, 97% FRL); East Columbus Magnet Academy (math 4% / reading 13%, grade F, #439 of 470 statewide, top 94%, 473 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 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 fast (+4.8%/yr); 274 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $48k; list at $150k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $122,019 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $116,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5730 Teresa St	0.19mi	3/1.5 (+1)	1,121 (+3%)	5mo	$65,000	$58	76
812 Greenbrier Dr	0.24mi	3/1.0 (+1)	1,100 (+1%)	3mo	$118,000	$107	76
1068 Valencia Dr	0.40mi	3/2.0 (+1)	1,120 (+3%)	5mo	$110,000	$98	68
6021 Luna	0.46mi	3/2.0 (+1)	1,128 (+4%)	2mo	$128,000	$113	66
1174 Hamby Dr	0.34mi	3/1.0 (+1)	1,008 (-8%)	1mo	$65,000	$64	62
905 Bethune Ct	0.67mi	3/1.0 (+1)	1,075 (-1%)	2mo	$128,000	$119	56
803 Vista Dr	0.49mi	3/2.0 (+1)	1,200 (+10%)	2mo	$151,500	$126	54
6119 Mill Branch Rd	0.44mi	3/1.0 (+1)	1,000 (-8%)	6mo	$107,200	$107	51
5619 Valleybrook Rd	0.47mi	3/1.0 (+1)	999 (-8%)	5mo	$128,000	$128	51
5225 Buena Vista Rd	0.70mi	3/1.5 (+1)	1,150 (+6%)	1mo	$110,000	$96	51
5429 Susan Ln	0.60mi	3/1.0 (+1)	1,000 (-8%)	2mo	$50,000	$50	47
5555 Blueridge Ct	0.58mi	3/1.0 (+1)	1,000 (-8%)	4mo	$90,000	$90	47

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: -15.1%
• Equity multiple: 0.45×
• Total profit: $-23,038
• Equity at exit: $22,351

10-year hold

• IRR: -3.9%
• Equity multiple: 0.72×
• Total profit: $-11,733
• Equity at exit: $12,961

Cash invested: $41,972 (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: 274
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$786
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-16

Break-even live

Break-even rent $1,240

Max offer price $147,109

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $27	+0% $-16	+5% $-58	+10% $-101
Rent	-10% $-112	-5% $-64	+0% $-16	+5% $32	+10% $81
Rate	-1.0pp $60	-0.5pp $22	base $-16	+0.5pp $-55	+1.0pp $-94

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	45d	1	0.10mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	45d	1	0.15mi
845 Arlington Dr Columbus, GA	3.0	2.0	1250	$850	$0.68	45d	1	0.26mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	45d	1	0.39mi
5431 Buena Vista Rd Columbus, GA	2.0	2.0	850	$1,050	$1.24	45d	1	0.50mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	23d	1	0.59mi
5771 Spanish Oak Dr Columbus, GA	3.0	2.0	1282	$1,395	$1.09	23d	1	0.60mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	45d	1	0.64mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	15d	1	0.65mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	23d	1	0.74mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	45d	1	0.75mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	15d	1	0.84mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	15d	1	0.90mi
6400 Sandy Bottom Dr Columbus, GA	3.0	2.0	1455	$1,850	$1.27	15d	1	0.93mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	45d	1	0.97mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	23d	1	1.00mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	15d	1	1.01mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	45d	1	1.13mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	23d	1	1.21mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	23d	1	1.21mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	23d	1	1.32mi
6025 Harvest Dr Columbus, GA	3.0	2.0	1301	$1,500	$1.15	45d	1	1.40mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	15d	1	1.42mi

Listing history 11 events

1. 2026-06-22
   days on market $149,900 Active 14 DOM
2. 2026-06-18
   days on market $149,900 Active 11 DOM
3. 2026-06-17
   days on market $149,900 Active 10 DOM
4. 2026-06-16
   days on market $149,900 Active 9 DOM
5. 2026-06-15
   days on market $149,900 Active 8 DOM
6. 2026-06-14
   statusdays on market $149,900 Active 6 DOM
7. 2026-06-13
   statusdays on market $149,900 Back On Market 5 DOM
8. 2026-06-09
   status $149,900 Under Contract 3 DOM
9. 2026-06-08
   days on market $149,900 New 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $149,900 New 2 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/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 70% 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: $14,642
• − Mortgage interest: −$8,397
• − Property taxes: −$1,574
• − Insurance: −$750
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$4,361
• Taxable loss: −$2,782
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $478/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

+80.8% since first listed

4 events — show timeline

• 2026-06-05 Listed $149,900 GAMLS
• 2026-06-05 Listed $149,900 CBOR
• 2026-04-20 Sold (Public Records) $48,250 Public Records
• 2007-12-13 Sold (Public Records) $82,900 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,574 · +0.0% YoY. Source: county tax records.