468 Bowen Blvd · Columbus, GA 31907

$99,500

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 168 Days on market

Built 1970 0.26 ac lot $85/sqft · 21% below area Est $126k · 21% under ↓ 13% since listing

---

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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Spacious home in great shape, including large den on back of home with a fantastic backyard with woods behind home.

Key facts

• Large den
• Fantastic backyard
• Woods behind home

Tags

• LARGE DEN
• FANTASTIC BACKYARD
• WOODS BEHIND HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $688 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.29% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (median comp): $126,223
• List price: $99,500
• Delta: -21.17%
• 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
468 Bowen Blvd	0.00mi	3/1.0	1,176 (0%)	1mo	$95,000	$81	99
5201 Vincent Dr	0.14mi	3/2.0	1,148 (-2%)	1mo	$139,900	$122	85
803 Vista Dr	0.54mi	3/2.0	1,200 (+2%)	1mo	$151,500	$126	66
644 Parkwood Dr	0.30mi	4/2.0 (+1)	1,160 (-1%)	12mo	$153,400	$132	65
506 Parkwood Dr	0.21mi	3/1.0	1,050 (-11%)	13mo	$120,000	$114	62
5349 Minnie Lee Dr	0.23mi	3/2.0	1,042 (-11%)	9mo	$133,000	$128	58
719 Wilder Dr	0.42mi	3/2.0	1,302 (+11%)	3mo	$235,000	$180	56
727 Wilder Dr	0.44mi	3/2.0	1,302 (+11%)	5mo	$250,000	$192	54
5003 Shirley Ann Dr	0.61mi	4/2.0 (+1)	1,252 (+6%)	2mo	$115,000	$92	50
822 Reaper Ln	0.52mi	3/2.0	1,312 (+12%)	5mo	$180,000	$137	49
763 Corley Dr	0.66mi	3/1.5	1,300 (+10%)	8mo	$85,000	$65	43
750 Corley Dr	0.62mi	3/1.5	1,332 (+13%)	10mo	$159,500	$120	38

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $7,777
• Equity at exit: $14,836

10-year hold

• IRR: 17.9%
• Equity multiple: 2.60×
• Total profit: $44,676
• Equity at exit: $8,603

Cash invested: $27,860 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$522
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $338

Break-even live

Break-even rent $854

Max offer price $99,500

Occupancy floor 69%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Columbia Dr Unit 1 Columbus, GA	3.0	1.5	925	$950	$1.03	21d	1	0.17mi
431 Camden Dr Columbus, GA	3.0	2.0	1005	$1,350	$1.34	21d	1	0.17mi
419 Mount Pleasant Dr Columbus, GA	3.0	1.5	1225	$950	$0.78	13d	1	0.41mi
407 Ocean Ave Columbus, GA	3.0	2.0	1319	$1,595	$1.21	43d	1	0.53mi
5020 Shirley Ann Dr Columbus, GA	4.0	2.5	1395	$1,550	$1.11	13d	1	0.63mi
947 Belvedere Dr Columbus, GA	3.0	2.0	1197	$1,425	$1.19	13d	1	0.71mi
5431 Buena Vista Rd Columbus, GA	2.0	2.0	850	$1,050	$1.24	43d	1	0.72mi
5330 Buena Vista Rd Columbus, GA	3.0	1.0	1100	$995	$0.90	43d	1	0.75mi
527 Englewood Dr Columbus, GA	3.0	2.0	1469	$1,450	$0.99	13d	1	0.78mi
845 Arlington Dr Columbus, GA	3.0	2.0	1250	$850	$0.68	43d	1	0.87mi
5501 Ambervista Ct Columbus, GA	3.0	2.0	1402	$1,375	$0.98	43d	1	0.90mi
441 Braselman Ave Columbus, GA	3.0	1.5	1150	$1,250	$1.09	43d	1	0.95mi
800 Goodson Dr Columbus, GA	4.0	1.0	1012	$1,225	$1.21	21d	1	0.96mi
1029 Amber Dr Columbus, GA	3.0	1.5	1053	$1,300	$1.23	43d	1	1.00mi
5771 Spanish Oak Dr Columbus, GA	3.0	2.0	1282	$1,395	$1.09	21d	1	1.05mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	21d	1	1.09mi
6400 Sandy Bottom Dr Columbus, GA	3.0	2.0	1455	$1,850	$1.27	13d	1	1.12mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	43d	1	1.13mi
4313 Sims St Columbus, GA	4.0	1.5	1309	$1,400	$1.07	13d	1	1.19mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	21d	1	1.31mi
920 Rosewood Dr Columbus, GA	4.0	1.0	1325	$1,350	$1.02	21d	1	1.36mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	13d	1	1.37mi
9 Montclair Ct Unit B Columbus, GA	2.0	1.5	959	$950	$0.99	43d	1	1.37mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	43d	1	1.40mi
5850 Blueridge Dr Columbus, GA	3.0	1.5	1120	$1,200	$1.07	43d	1	1.40mi
5421 Susan Ln Columbus, GA	3.0	1.0	1368	$1,100	$0.80	21d	1	1.47mi
1502 Baker St Columbus, GA	4.0	2.5	1225	$1,300	$1.06	13d	1	1.48mi
3902 N Linden Dr Columbus, GA	2.0	1.0	722	$850	$1.18	13d	1	1.49mi

Listing history 8 events

1. 2026-05-19
   status Pending 115-char remark

   Show marketing remark (115 chars)

   Spacious home in great shape, including large den on back of home with a fantastic backyard with woods behind home.

2. 2026-04-06
   price $99,500 115-char remark

   Show marketing remark (115 chars)

   Spacious home in great shape, including large den on back of home with a fantastic backyard with woods behind home.

3. 2026-01-28
   price $109,000 115-char remark

   Show marketing remark (115 chars)

   Spacious home in great shape, including large den on back of home with a fantastic backyard with woods behind home.

4. 2025-12-04
   historical $825
5. 2025-12-02
   listed $115,000 Active 115-char remark

   Show marketing remark (115 chars)

   Spacious home in great shape, including large den on back of home with a fantastic backyard with woods behind home.

6. 2025-10-29
   price $825
7. 2025-10-08
   price $865
8. 2025-08-06
   listed $895

ⓘ 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: $1,335 · $111/mo
• Projected year-2 tax: $1,335 · $111/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 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: $15,374
• − Mortgage interest: −$5,574
• − Property taxes: −$1,335
• − Insurance: −$498
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,895
• Taxable income: $2,613
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $3,424/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

-13.5% since first listed

8 events — show timeline

• 2026-05-19 Pending — CBOR
• 2026-04-06 Price Changed $99,500 CBOR
• 2026-01-28 Price Changed $109,000 CBOR
• 2025-12-04 Rental Removed $825 APPFOLIO
• 2025-12-02 Listed $115,000 CBOR
• 2025-10-29 Price Changed $825 APPFOLIO
• 2025-10-08 Price Changed $865 APPFOLIO
• 2025-08-06 Listed for Rent $895 APPFOLIO

Property tax history

+5.5%/yr

Latest (2025): $1,335 · +144.2% YoY. Source: county tax records.