2621 Lewis St · Columbus, GA 31906

$65,900

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 118 Days on market

Built 1923 4,356 sqft lot $81/sqft · 6% above area Est $62k · 6% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +4.8/15.0
• 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

Recently renovated and super cute. 812 sq ft 2/1 with fenced yard and storage bldg. New roof and HVAC with the last year. Excellent rental or starter home

Key facts

• Fenced yard
• New hvac
• Storage bldg

Tags

• FENCED YARD
• STORAGE BLDG
• NEW ROOF
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $66k).
• Recommended offer: $60k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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); 118 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $456 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $9k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $59,969 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1923 — 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: 1.31% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (median comp): $62,141
• List price: $65,900
• Delta: 6.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3027 Colorado St	0.46mi	2/1.0	831 (+2%)	0mo	$11,000	$13	74
2810 Baldwin St	0.45mi	1/1.0 (-1)	752 (-7%)	2mo	$58,500	$78	60
2917 Hood St	0.30mi	2/1.0	696 (-14%)	5mo	$70,000	$101	59
3011 Colorado St	0.43mi	2/1.0	894 (+10%)	9mo	$66,000	$74	56
1010 34th Ave	0.72mi	2/1.0	792 (-2%)	15mo	$47,000	$59	50
2502 Heard St	0.71mi	2/2.0	864 (+6%)	4mo	$67,900	$79	49

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: 9.4%
• Equity multiple: 1.38×
• Total profit: $6,960
• Equity at exit: $9,826

10-year hold

• IRR: 20.0%
• Equity multiple: 2.82×
• Total profit: $33,561
• Equity at exit: $5,698

Cash invested: $18,452 (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 31906

• Rents YoY: 4.8%
• Active inventory: 118
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $865 high
• Mortgage (P&I): −$346
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $252

Break-even live

Break-even rent $547

Max offer price $65,900

Occupancy floor 66%

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2516 Schaul St Columbus, GA	1.0	1.0	610	$775	$1.27	43d	1	0.11mi
2801 Fern St Columbus, GA	3.0	1.0	1100	$975	$0.89	43d	1	0.30mi
916 Lawyers Ln Columbus, GA	1.0	1.0	833	$525	$0.63	20d	1	0.33mi
2724 9th St Columbus, GA	2.0	1.0	900	$875	$0.97	13d	1	0.39mi
2728 9th St Columbus, GA	3.0	1.0	880	$865	$0.98	43d	1	0.39mi
1315 Wildwood Ave Unit 1 Columbus, GA	1.0	1.0	700	$670	$0.96	43d	1	0.47mi
1315 Wildwood Ave Unit 18 Columbus, GA	1.0	1.0	625	$700	$1.12	13d	1	0.47mi
1315 Wildwood Ave Unit 29 Columbus, GA	1.0	1.0	752	$710	$0.94	20d	1	0.47mi
3128 Carver St Columbus, GA	3.0	1.0	988	$1,000	$1.01	43d	1	0.58mi
3128 Carver St Columbus, GA	3.0	1.0	988	$925	$0.94	20d	1	0.58mi
1219 Eberhart Ave Unit 2 Columbus, GA	2.0	1.0	1100	$1,100	$1.00	13d	1	0.63mi
3309 10th St Columbus, GA	3.0	1.0	1080	$950	$0.88	43d	1	0.65mi
1919 12th St Unit B Columbus, GA	1.0	1.0	925	$725	$0.78	43d	1	0.73mi
2201 Heard St Columbus, GA	2.0	1.0	1005	$975	$0.97	20d	1	0.77mi
1219 Owsley Ave Columbus, GA	1.0	1.0	951	$900	$0.95	43d	1	0.82mi
2983 Buena Vista Rd Columbus, GA	2.0	1.0	920	$735	$0.80	43d	1	0.85mi
784 Terminal Ct Unit 11 Columbus, GA	2.0	1.0	600	$725	$1.21	43d	1	0.85mi
604 Morris Rd Columbus, GA	1.0	1.0	568	$625	$1.10	43d	1	0.98mi
1519 16th Ave Columbus, GA	1.0	1.0	1000	$1,300	$1.30	44d	1	1.07mi
706 Palmetto Ave Unit B Columbus, GA	2.0	1.0	675	$700	$1.04	13d	1	1.09mi
1815 17th Ave Apt 7 Columbus, GA	2.0	1.0	937	$1,040	$1.11	43d	1	1.21mi
822 Ragland Ct Unit A Columbus, GA	2.0	1.0	600	$775	$1.29	43d	1	1.22mi
822 Ragland Ct Unit B Columbus, GA	3.0	1.0	882	$875	$0.99	43d	1	1.22mi
497 Mellon St Columbus, GA	1.0	1.0	600	$600	$1.00	20d	1	1.22mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	20d	1	1.29mi
917 Oakview Ave Unit D Columbus, GA	1.0	1.0	700	$975	$1.39	43d	1	1.29mi
917 Oakview Ave Unit 5 Columbus, GA	1.0	1.0	700	$975	$1.39	43d	1	1.29mi
917 Oakview Ave Unit B Columbus, GA	1.0	1.0	700	$1,200	$1.71	43d	1	1.29mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	43d	1	1.39mi
2406 Dawson St #2 Columbus, GA	2.0	1.0	565	$700	$1.24	20d	1	1.40mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	43d	1	1.43mi
2601 Cherokee Ave Unit 2 Columbus, GA	1.0	1.0	750	$750	$1.00	43d	1	1.47mi
1021 Adair Ave Unit 12 Columbus, GA	2.0	1.0	890	$1,050	$1.18	13d	1	1.47mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	20d	1	1.50mi

Listing history 14 events

1. 2026-05-31
   status $65,900 Pending 118 DOM
2. 2026-05-31
   days on market $65,900 Active 118 DOM
3. 2026-05-30
   days on market $65,900 Active 117 DOM
4. 2026-04-09
   status Active 154-char remark

   Show marketing remark (154 chars)

   Recently renovated and super cute. 812 sq ft 2/1 with fenced yard and storage bldg. New roof and HVAC with the last year. Excellent rental or starter home

5. 2026-03-30
   status Pending 154-char remark

   Show marketing remark (154 chars)

   Recently renovated and super cute. 812 sq ft 2/1 with fenced yard and storage bldg. New roof and HVAC with the last year. Excellent rental or starter home

6. 2026-03-06
   price $69,900 154-char remark

   Show marketing remark (154 chars)

   Recently renovated and super cute. 812 sq ft 2/1 with fenced yard and storage bldg. New roof and HVAC with the last year. Excellent rental or starter home

7. 2026-01-23
   listed $75,000 Active 154-char remark

   Show marketing remark (154 chars)

   Recently renovated and super cute. 812 sq ft 2/1 with fenced yard and storage bldg. New roof and HVAC with the last year. Excellent rental or starter home

8. 2025-03-20
   historical $800
9. 2025-03-07
   listed $800
10. 2023-08-12
    historical 210-char remark

    Show marketing remark (210 chars)

    Cute cottage with great potential upside and a dandy investment located near all that the Wynnton area. Convenient to AFLAC. Fenced yard with detached garage. With a little TLC, flip / hold or make it your own!

11. 2023-02-23
    soldstatus $45,000
12. 2023-02-15
    soldstatus $45,000 Closed 210-char remark

    Show marketing remark (210 chars)

    Cute cottage with great potential upside and a dandy investment located near all that the Wynnton area. Convenient to AFLAC. Fenced yard with detached garage. With a little TLC, flip / hold or make it your own!

13. 2023-02-10
    historical 210-char remark

    Show marketing remark (210 chars)

    Cute cottage with great potential upside and a dandy investment located near all that the Wynnton area. Convenient to AFLAC. Fenced yard with detached garage. With a little TLC, flip / hold or make it your own!

14. 2023-01-24
    listed $60,000 210-char remark

    Show marketing remark (210 chars)

    Cute cottage with great potential upside and a dandy investment located near all that the Wynnton area. Convenient to AFLAC. Fenced yard with detached garage. With a little TLC, flip / hold or make it your own!

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $705 · $59/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 1/10 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 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,381
• − Mortgage interest: −$3,691
• − Property taxes: −$705
• − Insurance: −$330
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$1,917
• Taxable income: $2,077
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $2,521/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): 20,400
• Household income: $44,965
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1003.0

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 28% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Slovak 1% Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -122.49%
• Current HPI: 113.2749
• 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

+16.5% since first listed

11 events — show timeline

• 2026-04-09 Relisted — CBOR
• 2026-03-30 Pending — CBOR
• 2026-03-06 Price Changed $69,900 CBOR
• 2026-01-23 Listed $75,000 CBOR
• 2025-03-20 Rental Removed $800 APPFOLIO
• 2025-03-07 Listed for Rent $800 APPFOLIO
• 2023-08-12 Delisted — CBOR
• 2023-02-23 Sold (Public Records) $45,000 Public Records
• 2023-02-15 Sold (MLS) $45,000 CBOR
• 2023-02-10 Delisted — CBOR
• 2023-01-24 Listed $60,000 CBOR

Property tax history

+9.5%/yr

Latest (2025): $705 · +0.0% YoY. Source: county tax records.