1053 Amber Dr · Columbus, GA 31907

$81,000

3 bd · 1.5 ba · 1,250 sqft · SingleFamily public records · 63 Days on market

Built 1970 0.28 ac lot $65/sqft · 33% below area Est $121k · 33% under ↓ 19% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Brick 3br/1.5ba home. Home features living room with fireplace. Kitchen. Dining area. Bedrooms. Fenced back yard. Outbuilding. Will need a cash, conventional or rehab loan. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

Key facts

• Outbuilding
• Fenced back yard
• 0.28 acre lot

Tags

• LIVING ROOM WITH FIREPLACE
• FENCED BACK YARD
• OUTBUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $76k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $560 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 + 4.8% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $76,140 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.64% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.41%
• DSCR: 2.09
• GRM: 5.1

CMA / ARV

• ARV (median comp): $121,027
• List price: $81,000
• Delta: -33.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Watson Dr	0.31mi	3/1.5	1,296 (+4%)	3mo	$140,000	$108	77
5730 Teresa St	0.08mi	3/1.5	1,121 (-10%)	4mo	$65,000	$58	75
812 Greenbrier Dr	0.19mi	3/1.0	1,100 (-12%)	3mo	$118,000	$107	66
6061 Luna Dr	0.43mi	3/2.0	1,308 (+5%)	4mo	$148,000	$113	66
803 Vista Dr	0.52mi	3/2.0	1,200 (-4%)	1mo	$151,500	$126	66
6021 Luna	0.43mi	3/2.0	1,128 (-10%)	2mo	$128,000	$113	60
1068 Valencia Dr	0.37mi	3/2.0	1,120 (-10%)	4mo	$110,000	$98	60
6033 Luna Dr	0.42mi	3/2.0	1,392 (+11%)	1mo	$165,000	$119	59
719 Wilder Dr	0.64mi	3/2.0	1,302 (+4%)	3mo	$235,000	$180	59
5225 Buena Vista Rd	0.63mi	3/1.5	1,150 (-8%)	0mo	$110,000	$96	57
1646 Amber Dr	0.64mi	3/2.0	1,368 (+9%)	1mo	$200,000	$146	52
6270 Mill Branch Rd	0.66mi	3/2.0	1,425 (+14%)	2mo	$194,900	$137	42

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: 19.9%
• Equity multiple: 1.83×
• Total profit: $18,769
• Equity at exit: $12,077

10-year hold

• IRR: 29.4%
• Equity multiple: 3.86×
• Total profit: $64,884
• Equity at exit: $7,003

Cash invested: $22,680 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$425
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $461

Break-even live

Break-even rent $746

Max offer price $81,000

Occupancy floor 60%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	43d	1	0.07mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	43d	1	0.18mi
879 Arlington Dr Columbus, GA	4.0	2.0	1528	$1,400	$0.92	43d	1	0.31mi
845 Arlington Dr Columbus, GA	3.0	2.0	1250	$850	$0.68	43d	1	0.36mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	43d	1	0.36mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	21d	1	0.50mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	43d	1	0.54mi
1417 Celeste Dr Columbus, GA	4.0	2.0	1443	$1,500	$1.04	43d	1	0.54mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	13d	1	0.56mi
6044 Cordova Rd Columbus, GA	4.0	2.0	1381	$1,700	$1.23	43d	1	0.59mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	21d	1	0.61mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	0.61mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	13d	1	0.71mi
5771 Spanish Oak Dr Columbus, GA	3.0	2.0	1282	$1,395	$1.09	21d	1	0.72mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	13d	1	0.77mi
7005 Hunter Hill Ct Columbus, GA	4.0	2.0	1636	$1,800	$1.10	13d	1	0.78mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	43d	1	0.86mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	21d	1	0.87mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	13d	1	0.87mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	43d	1	1.00mi
6400 Sandy Bottom Dr Columbus, GA	3.0	2.0	1455	$1,850	$1.27	13d	1	1.05mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	13d	1	1.13mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	21d	1	1.18mi
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	21d	1	1.20mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	21d	1	1.21mi
6025 Harvest Dr Columbus, GA	3.0	2.0	1301	$1,500	$1.15	43d	1	1.35mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	13d	1	1.39mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	21d	1	1.40mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	43d	1	1.46mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	21d	1	1.48mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	43d	1	1.49mi

Listing history 6 events

1. 2026-05-18
   status Pending 570-char remark

   Show marketing remark (570 chars)

   Brick 3br/1.5ba home. Home features living room with fireplace. Kitchen. Dining area. Bedrooms. Fenced back yard. Outbuilding. Will need a cash, conventional or rehab loan. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

2. 2026-04-18
   price $81,000 570-char remark

   Show marketing remark (570 chars)

   Brick 3br/1.5ba home. Home features living room with fireplace. Kitchen. Dining area. Bedrooms. Fenced back yard. Outbuilding. Will need a cash, conventional or rehab loan. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

3. 2026-03-16
   listed $85,500 Active 570-char remark

   Show marketing remark (570 chars)

   Brick 3br/1.5ba home. Home features living room with fireplace. Kitchen. Dining area. Bedrooms. Fenced back yard. Outbuilding. Will need a cash, conventional or rehab loan. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

4. 2023-02-10
   soldstatus $100,000
5. 2023-02-09
   soldstatus $100,000 637-char remark

   Show marketing remark (637 chars)

   * * * Seller is offering $5000 in concessions for closing cost or to buy discount points * * * This adorable brick house is the perfect first home or even a great addition to your rental portfolio. Upon entering the home you will see natural light cascading onto original Knotty Pine walls and wooden beams in the living room. Gorgeous wood burning fire place. Newer vinyl plank flooring in common areas and bedrooms. Porcelain tile in Kitchen and Laundry area. Newer windows from Window World have lifetime warranty. Plenty of privacy in the big back yard which is enclosed by 6 foot wooden fence. This property will be sold As Is.

6. 2022-10-20
   listed $100,000 637-char remark

   Show marketing remark (637 chars)

   * * * Seller is offering $5000 in concessions for closing cost or to buy discount points * * * This adorable brick house is the perfect first home or even a great addition to your rental portfolio. Upon entering the home you will see natural light cascading onto original Knotty Pine walls and wooden beams in the living room. Gorgeous wood burning fire place. Newer vinyl plank flooring in common areas and bedrooms. Porcelain tile in Kitchen and Laundry area. Newer windows from Window World have lifetime warranty. Plenty of privacy in the big back yard which is enclosed by 6 foot wooden fence. This property will be sold As Is.

ⓘ 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: $1,566 · $130/mo
• Projected year-2 tax: $1,566 · $130/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,954
• − Mortgage interest: −$4,537
• − Property taxes: −$1,566
• − Insurance: −$405
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,356
• Taxable income: $4,537
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $4,446/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

-19.0% since first listed

6 events — show timeline

• 2026-05-18 Pending — CBOR
• 2026-04-18 Price Changed $81,000 CBOR
• 2026-03-16 Listed $85,500 CBOR
• 2023-02-10 Sold (Public Records) $100,000 Public Records
• 2023-02-09 Sold (MLS) $100,000 CBOR
• 2022-10-20 Listed $100,000 CBOR

Property tax history

+58.3%/yr

Latest (2025): $1,566 · +0.0% YoY. Source: county tax records.