2916 Gardenia St · Columbus, GA 31906

$110,000

3 bd · 1.5 ba · 1,854 sqft · SingleFamily public records · 307 Days on market

Built 1953 8,276 sqft lot $59/sqft · 47% below area Est $139k · 21% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.3/10.0
• 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

Investor Opportunity! Please see property facts for more information. 3-houses portfolio to be sold together.

Key facts

• 8,276 sq ft lot
• Listed 307 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 36% of the median local income ($45k/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 $761 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 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 $60k; list at $110k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 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 1953 — 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: 1.23% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.20%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (median comp): $139,223
• List price: $110,000
• Delta: -20.99%
• 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
2917 Gardenia St	0.03mi	3/2.0	1,701 (-8%)	3mo	$156,000	$92	80
1532 Wells Dr	0.16mi	3/2.0	1,737 (-6%)	1mo	$297,000	$171	79
1916 Iris Dr	0.40mi	3/2.5	1,933 (+4%)	1mo	$337,000	$174	70
1700 N Dixon Dr	0.36mi	3/2.0	2,001 (+8%)	0mo	$210,000	$105	68
2904 Iris Ct	0.17mi	3/2.0	2,104 (+14%)	2mo	$289,900	$138	66
1534 Dixon Dr	0.24mi	3/2.0	1,631 (-12%)	3mo	$289,900	$178	64
2533 15th St	0.27mi	2/2.5 (-1)	1,991 (+7%)	5mo	$284,800	$143	62
2940 Birchfield Dr	0.65mi	3/2.5	1,872 (+1%)	6mo	$329,000	$176	59
1903 Marilon Dr	0.37mi	3/2.0	1,658 (-11%)	7mo	$232,400	$140	57
1717 Stark Ave	0.61mi	3/2.5	1,974 (+6%)	4mo	$435,000	$220	54
2222 13th St	0.62mi	3/2.0	1,632 (-12%)	2mo	$125,000	$77	48
1615 Summit Dr	0.73mi	2/2.0 (-1)	1,982 (+7%)	1mo	$325,000	$164	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: 5.2%
• Equity multiple: 1.20×
• Total profit: $6,279
• Equity at exit: $16,401

10-year hold

• IRR: 16.2%
• Equity multiple: 2.43×
• Total profit: $44,024
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$577
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $339

Break-even live

Break-even rent $927

Max offer price $110,000

Occupancy floor 70%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2834 Mimosa St Columbus, GA	3.0	1.5	1257	$1,100	$0.88	43d	1	0.12mi
2750 Mimosa St Columbus, GA	3.0	1.5	1357	$1,250	$0.92	13d	1	0.19mi
1521 Dixon Dr Columbus, GA	2.0	2.0	1400	$1,400	$1.00	13d	1	0.23mi
1706 Wells Dr Columbus, GA	3.0	2.0	1990	$1,850	$0.93	13d	1	0.31mi
1097 Bolton Ct Columbus, GA	3.0	2.5	2127	$1,350	$0.63	20d	1	0.47mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,355	$1.07	13d	6	0.64mi
2944 10th St Columbus, GA	3.0	1.0	1550	$925	$0.60	13d	1	0.71mi
1111 Henry Ave Columbus, GA	3.0	2.0	1407	$1,200	$0.85	43d	1	0.71mi
3500 Ruben St Columbus, GA	4.0	3.0	2045	$1,295	$0.63	13d	1	0.84mi
1192 Munro Ave Columbus, GA	3.0	2.0	1711	$1,750	$1.02	43d	1	0.98mi
2309 Willard St Columbus, GA	3.0	2.0	1803	$1,700	$0.94	13d	1	1.01mi
1908 Garrard St Columbus, GA	4.0	2.0	1716	$1,600	$0.93	20d	1	1.06mi
2525 Norris Rd #37 Columbus, GA	3.0	2.5	2094	$1,750	$0.84	43d	1	1.06mi
564 Chesterfield Ave Columbus, GA	3.0	2.0	1230	$1,100	$0.89	20d	1	1.23mi
3110 College Ave Columbus, GA	4.0	1.5	1604	$1,875	$1.17	20d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 307 DOM
2. 2026-06-17
   days on market $110,000 Active 306 DOM
3. 2026-06-16
   days on market $110,000 Active 305 DOM
4. 2026-06-15
   days on market $110,000 Active 304 DOM
5. 2026-06-14
   days on market $110,000 Active 302 DOM
6. 2026-06-13
   days on market $110,000 Active 301 DOM
7. 2026-06-10
   days on market $110,000 Active 299 DOM
8. 2026-06-09
   days on market $110,000 Active 298 DOM
9. 2026-06-08
   days on market $110,000 Active 297 DOM
10. 2026-06-07
    days on market $110,000 Active 296 DOM
11. 2026-06-05
    days on market $110,000 Active 293 DOM
12. 2026-06-03
    days on market $110,000 Active 292 DOM
13. 2026-06-02
    days on market $110,000 Active 291 DOM
14. 2026-06-01
    days on market $110,000 Active 290 DOM
15. 2026-05-31
    days on market $110,000 Active 289 DOM
16. 2026-05-30
    days on market $110,000 Active 288 DOM
17. 2026-02-16
    status Active 110-char remark

    Show marketing remark (110 chars)

    Investor Opportunity! Please see property facts for more information. 3-houses portfolio to be sold together.

18. 2026-02-16
    historical 110-char remark

    Show marketing remark (110 chars)

    Investor Opportunity! Please see property facts for more information. 3-houses portfolio to be sold together.

19. 2025-08-15
    listed $110,000 Active 110-char remark

    Show marketing remark (110 chars)

    Investor Opportunity! Please see property facts for more information. 3-houses portfolio to be sold together.

20. 2010-08-20
    soldstatus $60,500

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $1,315 · $110/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 · 18 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: $16,268
• − Mortgage interest: −$6,162
• − Property taxes: −$1,315
• − Insurance: −$550
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$3,200
• Taxable income: $2,438
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $3,479/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

+81.8% since first listed

4 events — show timeline

• 2026-02-16 Relisted — CBOR
• 2026-02-16 Delisted — CBOR
• 2025-08-15 Listed $110,000 CBOR
• 2010-08-20 Sold (Public Records) $60,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,315 · +0.0% YoY. Source: county tax records.