1049 Winston Rd · Columbus, GA 31903

$77,000

3 bd · 1.5 ba · 1,151 sqft · SingleFamily public records · 132 Days on market

Built 2005 8,712 sqft lot $67/sqft · 137% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid 3-bedroom, 1.5-bath ranch-style home offering 1,151 sq ft of single-level living in the established Benning Park area. This functional floor plan features spacious bedrooms, a convenient half bath, and an easy-flow layout ideal for long-term rental or value-add potential. Ranch homes remain in high demand for their accessibility and low maintenance appeal. Located minutes from Ft Benning, and public transportation. A great opportunity for investors seeking a property with strong rental upside or future appreciation.

Key facts

• 8,712 sq ft lot
• Listed 132 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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+, 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 (+1.8%/yr); 100 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% of the median local income ($32k/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 $532 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 + 1.8% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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.

Risks & watch-outs

• 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 $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.70%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (median comp): $32,422
• List price: $77,000
• Delta: 137.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1027 Winston Rd	0.05mi	3/1.5	1,100 (-4%)	4mo	$15,000	$14	87
1103 Calvin Ave	0.10mi	3/1.0	1,100 (-4%)	0mo	$105,500	$96	86
3522 Youman St	0.15mi	3/1.0	1,106 (-4%)	6mo	$22,142	$20	80
929 Winston Rd	0.13mi	3/2.0	1,064 (-8%)	5mo	$105,000	$99	76
812 Benning Dr	0.24mi	3/1.0	1,106 (-4%)	7mo	$59,000	$53	74
716 Benning Dr	0.29mi	2/1.5 (-1)	1,056 (-8%)	4mo	$53,300	$50	64
2463 Brownie Dr	0.67mi	3/2.0	1,137 (-1%)	6mo	$170,000	$150	60
2451 Brownie Ln	0.67mi	3/2.0	1,167 (+1%)	6mo	$172,000	$147	60
1274 Providence Ln	0.66mi	3/2.0	1,178 (+2%)	5mo	$172,000	$146	59
810 Winston Rd	0.22mi	2/1.0 (-1)	1,008 (-12%)	5mo	$7,500	$7	58
270 32nd Ave	0.60mi	2/1.0 (-1)	1,053 (-8%)	3mo	$19,900	$19	48
1401 Clark Ave	0.59mi	3/1.0	1,026 (-11%)	8mo	$110,000	$107	46

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $7,704
• Equity at exit: $11,481

10-year hold

• IRR: 17.4%
• Equity multiple: 2.36×
• Total profit: $29,374
• Equity at exit: $6,658

Cash invested: $21,560 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,022 high
• Mortgage (P&I): −$404
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $336

Break-even live

Break-even rent $596

Max offer price $77,000

Occupancy floor 62%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	0.12mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	44d	1	0.15mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	14d	1	0.43mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	14d	1	0.56mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$1,099	$1.02	14d	14	0.58mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$1,099	$1.00	14d	8	0.70mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	14d	1	0.73mi
2823 Lee St Columbus, GA	4.0	2.0	1328	$1,500	$1.13	21d	1	0.83mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	14d	1	0.90mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	14d	1	0.95mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	44d	1	0.99mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	14d	1	1.04mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	44d	1	1.09mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	1.14mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	21d	1	1.15mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	14d	6	1.24mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	14d	1	1.24mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	44d	1	1.29mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	44d	1	1.30mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	21d	1	1.37mi

Listing history 19 events

1. 2026-06-18
   days on market $77,000 Active 132 DOM
2. 2026-06-17
   days on market $77,000 Active 131 DOM
3. 2026-06-16
   days on market $77,000 Active 130 DOM
4. 2026-06-15
   days on market $77,000 Active 129 DOM
5. 2026-06-14
   days on market $77,000 Active 127 DOM
6. 2026-06-13
   days on market $77,000 Active 126 DOM
7. 2026-06-10
   days on market $77,000 Active 124 DOM
8. 2026-06-09
   days on market $77,000 Active 123 DOM
9. 2026-06-08
   days on market $77,000 Active 122 DOM
10. 2026-06-07
    days on market $77,000 Active 121 DOM
11. 2026-06-05
    days on market $77,000 Active 118 DOM
12. 2026-06-03
    days on market $77,000 Active 117 DOM
13. 2026-06-02
    days on market $77,000 Active 116 DOM
14. 2026-06-01
    days on market $77,000 Active 115 DOM
15. 2026-05-31
    days on market $77,000 Active 114 DOM
16. 2026-05-30
    days on market $77,000 Active 113 DOM
17. 2026-03-25
    price $77,000 527-char remark

    Show marketing remark (527 chars)

    Solid 3-bedroom, 1.5-bath ranch-style home offering 1,151 sq ft of single-level living in the established Benning Park area. This functional floor plan features spacious bedrooms, a convenient half bath, and an easy-flow layout ideal for long-term rental or value-add potential. Ranch homes remain in high demand for their accessibility and low maintenance appeal. Located minutes from Ft Benning, and public transportation. A great opportunity for investors seeking a property with strong rental upside or future appreciation.

18. 2026-02-07
    listed $79,000 Active 527-char remark

    Show marketing remark (527 chars)

    Solid 3-bedroom, 1.5-bath ranch-style home offering 1,151 sq ft of single-level living in the established Benning Park area. This functional floor plan features spacious bedrooms, a convenient half bath, and an easy-flow layout ideal for long-term rental or value-add potential. Ranch homes remain in high demand for their accessibility and low maintenance appeal. Located minutes from Ft Benning, and public transportation. A great opportunity for investors seeking a property with strong rental upside or future appreciation.

19. 2018-01-31
    listed $20,000

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $708 · $59/mo
• Expected delta: +$286/yr (+$24/mo · 67.6%)

ⓘ 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 (shaded) · 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,261
• − Mortgage interest: −$4,313
• − Property taxes: −$423
• − Insurance: −$385
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$2,240
• Taxable income: $2,938
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,327/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): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

+285.0% since first listed

3 events — show timeline

• 2026-03-25 Price Changed $77,000 CBOR
• 2026-02-07 Listed $79,000 CBOR
• 2018-01-31 Listed $20,000 CBOR

Property tax history

+2.5%/yr

Latest (2025): $423 · +0.0% YoY. Source: county tax records.