7443 Wood Duck Ln · Columbus, GA 31820

$259,000

4 bd · 3.0 ba · 2,491 sqft · SingleFamily public records · 3 Days on market

Built 1981 0.47 ac lot Est $341k · 24% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy Midland conveniences along with neighborhood amenities including swimming pool and lakes. 4 bedroom, 3 bath home with lots of potential selling "as is" fixer upper! Easy access to shopping, dining, employment centers, and more!

Key facts

• Swimming pool
• 0.47 acre lot
• 2 garage spots

Tags

• SWIMMING POOL
• NEIGHBORHOOD AMENITIES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/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 $253k (2.5% below list).
• Recommended offer: $253k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 138 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $2k of loan paydown is wiped out by about $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $252,502 (2.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $341,267
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7443 Wood Duck Ln	0.00mi	4/3.0	2,525 (+1%)	1mo	$229,000	$91	97
6800 Trapper Way	0.31mi	4/3.0	2,632 (+6%)	11mo	$359,900	$137	67
7048 Widgeon Dr	0.18mi	4/2.5	2,194 (-12%)	4mo	$320,000	$146	67
6834 Beaver Trl	0.32mi	4/3.0	2,702 (+8%)	6mo	$355,000	$131	66
6827 Trapper Way	0.23mi	3/2.5 (-1)	2,258 (-9%)	1mo	$344,900	$153	66
6909 Trapper Way	0.20mi	4/3.0	2,738 (+10%)	11mo	$352,000	$129	65
6801 Trapper Way	0.26mi	3/2.5 (-1)	2,647 (+6%)	10mo	$268,000	$101	62
6855 Beaver Trl	0.36mi	4/3.0	2,684 (+8%)	11mo	$345,000	$129	61
6620 Widgeon Dr	0.43mi	3/2.5 (-1)	2,401 (-4%)	7mo	$345,000	$144	61
6711 Beaver Ct	0.31mi	4/3.0	2,797 (+12%)	14mo	$377,500	$135	53
7191 Otter Dr	0.68mi	4/3.0	2,393 (-4%)	12mo	$370,000	$155	52
5 Mallard Ct	0.55mi	4/3.0	2,707 (+9%)	10mo	$375,000	$139	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-27,651
• Equity at exit: $38,618

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-5,569
• Equity at exit: $22,394

Cash invested: $72,520 (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 31820

• Home prices YoY: -16.3%
• Active inventory: 138
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,525 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$304 /mo · $3,651/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $224

Break-even live

Break-even rent $2,241

Max offer price $259,000

Occupancy floor 86%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7208 W Wynfield Loop Midland, GA	3.0	2.0	2098	$2,575	$1.23	14d	1	0.80mi
6841 Wren Creek Dr Columbus, GA	4.0	3.5	3217	$2,850	$0.89	21d	1	0.80mi
6029 Flat Rock Rd Columbus, GA	1.0–3.0	1.0–2.5	1254	$1,614	$1.29	14d	42	1.25mi

Listing history 2 events

1. 2026-04-25
   status Pending
2. 2026-04-21
   listed $259,000 Active

ⓘ 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: $3,651 · $304/mo
• Projected year-2 tax: $3,651 · $304/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $30,300
• − Mortgage interest: −$14,508
• − Property taxes: −$3,651
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$7,535
• Taxable loss: −$1,536
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $3,061/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
• City population: 180,764
• Population (ZIP): 14,619

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 0.61)
• Race & ethnicity: White 56% Black 27% Two or more races 7% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 3% Portuguese 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -35.45%
• Current HPI: 182.2493
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-04-25 Pending — CBOR
• 2026-04-21 Listed $259,000 CBOR

Property tax history

+3.7%/yr

Latest (2025): $3,651 · +0.0% YoY. Source: county tax records.