7841 Edgewater Dr · Columbus, GA 31904

$225,000

3 bd · 2.0 ba · 1,642 sqft · SingleFamily public records · 248 Days on market

Built 1984 0.74 ac lot $137/sqft · 6% below area Est $238k · 6% under

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +10.0/15.0
• DSCR +4.4/10.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Can't you just see yourself, relaxing with your favorite beverage, enjoying the view of nature on this screened in porch? Come home to your three bedroom two bath home complete with granite countertops in the kitchen, and a pretty backsplash where you can cook up delicious meals, entertaining friends and family in the dining room! Invite your favorite guests into your welcoming foyer with a view of your cozy fireplace where you can warm up and have great conversations surrounding a fire. When you're ready to settle in or start your day, stroll back to your main suite and soothe your body with a wash in your beautiful tiled shower! Two other bedrooms and a secondary bath make it easy living for you and yours! Also, enjoy taking advantage of the ample space in the crawlspace for your extra storage needs and completing fun projects. This home is ready for you to make it your oasis away from the hustle and bustle of the world!

Key facts

• Screened in porch
• Granite countertops
• Tiled shower

Tags

• SCREENED IN PORCH
• GRANITE COUNTERTOPS
• TILED SHOWER
• AMPLE SPACE IN CRAWLSPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $41 ($497/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (17.9% below list).
• Recommended offer: $185k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Double Churches Elementary School (math 32% / reading 37%, grade F, #531 of 1,228 statewide, top 45%, 473 students, 47% FRL); Double Churches Middle School (math 15% / reading 23%, grade F, #368 of 470 statewide, top 79%, 413 students, 97% FRL); Northside High School (math 15% / reading 37%, grade F, #175 of 424 statewide, top 42%, 1,402 students, 32% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 337 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 248 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $143k; list at $225k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,642 (17.9% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.82% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $238,449
• List price: $225,000
• Delta: -5.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7811 Edgewater Dr	0.08mi	3/2.0	1,631 (-1%)	14mo	$244,900	$150	84
7724 Gray Shoals Dr	0.24mi	3/2.0	1,583 (-4%)	3mo	$270,000	$171	80
7631 Nature Trl	0.40mi	3/2.0	1,592 (-3%)	16mo	$209,000	$131	63
7309 Kirkwood Drive Dr	0.68mi	3/2.0	1,705 (+4%)	3mo	$274,900	$161	59
1 David Ct	0.66mi	3/2.0	1,618 (-2%)	9mo	$230,000	$142	59
7340 Cedar Creek Loop	0.62mi	4/2.0 (+1)	1,698 (+3%)	2mo	$320,000	$188	58
7388 Cedar Creek Loop	0.53mi	3/2.5	1,758 (+7%)	5mo	$269,900	$154	58
4 David Ct	0.65mi	3/2.0	1,604 (-2%)	11mo	$204,000	$127	57
140 Maplebrook Ct	0.43mi	3/2.0	1,449 (-12%)	5mo	$215,000	$148	56
717 Double Churches Rd	0.47mi	2/2.0 (-1)	1,800 (+10%)	4mo	$299,100	$166	54
8259 Lantern Ln	0.46mi	3/2.0	1,447 (-12%)	6mo	$228,000	$158	53
7417 Kirkwood Dr	0.56mi	3/2.0	1,551 (-6%)	16mo	$242,500	$156	52

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-33,805
• Equity at exit: $33,548

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-25,966
• Equity at exit: $19,454

Cash invested: $63,000 (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 31904

• Rents YoY: 3.0%
• Active inventory: 337
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$144 /mo · $1,723/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $41

Break-even live

Break-even rent $1,794

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $169	-5% $105	+0% $41	+5% $-22	+10% $-86
Rent	-10% $-104	-5% $-32	+0% $41	+5% $114	+10% $187
Rate	-1.0pp $155	-0.5pp $99	base $41	+0.5pp $-17	+1.0pp $-76

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1335 Maplebrook Dr Unit A Columbus, GA	2.0	1.0	1200	$2,195	$1.83	45d	1	0.38mi
1218 Vesper Dr Columbus, GA	3.0	2.0	1053	$1,350	$1.28	23d	1	0.55mi
1700 Fountain Ct Columbus, GA	1.0–2.0	1.5–2.0	1313	$1,893	$1.44	15d	11	1.01mi
11 Leah Ct Columbus, GA	3.0	2.0	1957	$2,150	$1.10	15d	1	1.36mi

Listing history 26 events

1. 2026-06-22
   days on market $225,000 Active 248 DOM
2. 2026-06-18
   days on market $225,000 Active 245 DOM
3. 2026-06-17
   days on market $225,000 Active 244 DOM
4. 2026-06-16
   days on market $225,000 Active 243 DOM
5. 2026-06-15
   days on market $225,000 Active 242 DOM
6. 2026-06-14
   days on market $225,000 Active 240 DOM
7. 2026-06-13
   days on market $225,000 Active 239 DOM
8. 2026-06-10
   days on market $225,000 Active 237 DOM
9. 2026-06-09
   days on market $225,000 Active 236 DOM
10. 2026-06-08
    days on market $225,000 Active 235 DOM
11. 2026-06-07
    days on market $225,000 Active 234 DOM
12. 2026-06-05
    days on market $225,000 Active 231 DOM
13. 2026-06-03
    days on market $225,000 Active 230 DOM
14. 2026-06-02
    days on market $225,000 Active 229 DOM
15. 2026-06-01
    days on market $225,000 Active 228 DOM
16. 2026-05-31
    days on market $225,000 Active 227 DOM
17. 2026-05-30
    days on market $225,000 Active 226 DOM
18. 2026-04-14
    price $225,000

    Show marketing remark (938 chars)

    Can't you just see yourself, relaxing with your favorite beverage, enjoying the view of nature on this screened in porch? Come home to your three bedroom two bath home complete with granite countertops in the kitchen, and a pretty backsplash where you can cook up delicious meals, entertaining friends and family in the dining room! Invite your favorite guests into your welcoming foyer with a view of your cozy fireplace where you can warm up and have great conversations surrounding a fire. When you're ready to settle in or start your day, stroll back to your main suite and soothe your body with a wash in your beautiful tiled shower! Two other bedrooms and a secondary bath make it easy living for you and yours! Also, enjoy taking advantage of the ample space in the crawlspace for your extra storage needs and completing fun projects. This home is ready for you to make it your oasis away from the hustle and bustle of the world!

19. 2026-04-14
    price $225,000 938-char remark

    Show marketing remark (938 chars)

    Can't you just see yourself, relaxing with your favorite beverage, enjoying the view of nature on this screened in porch? Come home to your three bedroom two bath home complete with granite countertops in the kitchen, and a pretty backsplash where you can cook up delicious meals, entertaining friends and family in the dining room! Invite your favorite guests into your welcoming foyer with a view of your cozy fireplace where you can warm up and have great conversations surrounding a fire. When you're ready to settle in or start your day, stroll back to your main suite and soothe your body with a wash in your beautiful tiled shower! Two other bedrooms and a secondary bath make it easy living for you and yours! Also, enjoy taking advantage of the ample space in the crawlspace for your extra storage needs and completing fun projects. This home is ready for you to make it your oasis away from the hustle and bustle of the world!

20. 2025-12-18
    price $230,000

    Show marketing remark (938 chars)

    Can't you just see yourself, relaxing with your favorite beverage, enjoying the view of nature on this screened in porch? Come home to your three bedroom two bath home complete with granite countertops in the kitchen, and a pretty backsplash where you can cook up delicious meals, entertaining friends and family in the dining room! Invite your favorite guests into your welcoming foyer with a view of your cozy fireplace where you can warm up and have great conversations surrounding a fire. When you're ready to settle in or start your day, stroll back to your main suite and soothe your body with a wash in your beautiful tiled shower! Two other bedrooms and a secondary bath make it easy living for you and yours! Also, enjoy taking advantage of the ample space in the crawlspace for your extra storage needs and completing fun projects. This home is ready for you to make it your oasis away from the hustle and bustle of the world!

21. 2025-12-18
    price $230,000 938-char remark

    Show marketing remark (938 chars)

    Can't you just see yourself, relaxing with your favorite beverage, enjoying the view of nature on this screened in porch? Come home to your three bedroom two bath home complete with granite countertops in the kitchen, and a pretty backsplash where you can cook up delicious meals, entertaining friends and family in the dining room! Invite your favorite guests into your welcoming foyer with a view of your cozy fireplace where you can warm up and have great conversations surrounding a fire. When you're ready to settle in or start your day, stroll back to your main suite and soothe your body with a wash in your beautiful tiled shower! Two other bedrooms and a secondary bath make it easy living for you and yours! Also, enjoy taking advantage of the ample space in the crawlspace for your extra storage needs and completing fun projects. This home is ready for you to make it your oasis away from the hustle and bustle of the world!

22. 2025-11-25
    price $240,000 938-char remark

    Show marketing remark (938 chars)

    Can't you just see yourself, relaxing with your favorite beverage, enjoying the view of nature on this screened in porch? Come home to your three bedroom two bath home complete with granite countertops in the kitchen, and a pretty backsplash where you can cook up delicious meals, entertaining friends and family in the dining room! Invite your favorite guests into your welcoming foyer with a view of your cozy fireplace where you can warm up and have great conversations surrounding a fire. When you're ready to settle in or start your day, stroll back to your main suite and soothe your body with a wash in your beautiful tiled shower! Two other bedrooms and a secondary bath make it easy living for you and yours! Also, enjoy taking advantage of the ample space in the crawlspace for your extra storage needs and completing fun projects. This home is ready for you to make it your oasis away from the hustle and bustle of the world!

23. 2025-10-16
    listed $240,000 Active

    Show marketing remark (938 chars)

    Can't you just see yourself, relaxing with your favorite beverage, enjoying the view of nature on this screened in porch? Come home to your three bedroom two bath home complete with granite countertops in the kitchen, and a pretty backsplash where you can cook up delicious meals, entertaining friends and family in the dining room! Invite your favorite guests into your welcoming foyer with a view of your cozy fireplace where you can warm up and have great conversations surrounding a fire. When you're ready to settle in or start your day, stroll back to your main suite and soothe your body with a wash in your beautiful tiled shower! Two other bedrooms and a secondary bath make it easy living for you and yours! Also, enjoy taking advantage of the ample space in the crawlspace for your extra storage needs and completing fun projects. This home is ready for you to make it your oasis away from the hustle and bustle of the world!

24. 2025-10-16
    listed $250,000 Active 938-char remark

    Show marketing remark (938 chars)

    Can't you just see yourself, relaxing with your favorite beverage, enjoying the view of nature on this screened in porch? Come home to your three bedroom two bath home complete with granite countertops in the kitchen, and a pretty backsplash where you can cook up delicious meals, entertaining friends and family in the dining room! Invite your favorite guests into your welcoming foyer with a view of your cozy fireplace where you can warm up and have great conversations surrounding a fire. When you're ready to settle in or start your day, stroll back to your main suite and soothe your body with a wash in your beautiful tiled shower! Two other bedrooms and a secondary bath make it easy living for you and yours! Also, enjoy taking advantage of the ample space in the crawlspace for your extra storage needs and completing fun projects. This home is ready for you to make it your oasis away from the hustle and bustle of the world!

25. 2025-10-16
    listed $250,000

    Show marketing remark (938 chars)

    Can't you just see yourself, relaxing with your favorite beverage, enjoying the view of nature on this screened in porch? Come home to your three bedroom two bath home complete with granite countertops in the kitchen, and a pretty backsplash where you can cook up delicious meals, entertaining friends and family in the dining room! Invite your favorite guests into your welcoming foyer with a view of your cozy fireplace where you can warm up and have great conversations surrounding a fire. When you're ready to settle in or start your day, stroll back to your main suite and soothe your body with a wash in your beautiful tiled shower! Two other bedrooms and a secondary bath make it easy living for you and yours! Also, enjoy taking advantage of the ample space in the crawlspace for your extra storage needs and completing fun projects. This home is ready for you to make it your oasis away from the hustle and bustle of the world!

26. 2010-06-01
    soldstatus $143,000

ⓘ 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: $1,723 · $144/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$347/yr (+$29/mo · 20.1%)

ⓘ 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 6 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,157
• − Mortgage interest: −$12,603
• − Property taxes: −$1,723
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$6,545
• Taxable loss: −$3,385
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $1,309/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): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 2030.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 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: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• 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

+57.3% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $225,000 EABOR
• 2026-04-14 Price Changed $225,000 CBOR
• 2025-12-18 Price Changed $230,000 EABOR
• 2025-12-18 Price Changed $230,000 CBOR
• 2025-11-25 Price Changed $240,000 CBOR
• 2025-10-16 Listed $250,000 EABOR
• 2025-10-16 Listed $250,000 CBOR
• 2025-10-16 Listed $240,000 EABOR
• 2010-06-01 Sold (Public Records) $143,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,723 · +0.1% YoY. Source: county tax records.