927 Dozier St · Columbus, GA 31904

$140,000

2 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 221 Days on market

Built 1943 7,840 sqft lot $102/sqft · 117% above area

---

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 +14.4/30.0
• ARV discount +7.5/15.0
• 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

This front porch was made for evenings in the South. Spacious four bedroom, two bath home that has recently been updated. Property has large back yard with ample space for entertaining. Established neighborhood that is conveniently located near shopping and dining. Perfect for the growing family or to add to your rental portfolio. Call today to set up a private showing.

Key facts

• Front porch
• Large back yard
• 7,840 sq ft lot

Tags

• FRONT PORCH
• LARGE BACK YARD
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $27 ($330/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 $115k (17.9% below list).
• Recommended offer: $115k (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: Johnson Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 325 students, 97% FRL); Arnold Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 645 students, 97% FRL); Jordan Vocational High School (math 12% / reading 12%, grade F, #342 of 424 statewide, top 81%, 869 students, 96% FRL) — zoned schools average 97% FRL vs 61% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 337 active listings in the ZIP; 24 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 221 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $114,921 (17.9% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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. 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?
8. 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.
9. 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.
10. 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: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $64,644
• List price: $140,000
• Delta: 116.57%
• 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
4206 Earline Ave	0.20mi	3/1.0 (+1)	1,325 (-3%)	2mo	$39,000	$29	74
403 46th St	0.61mi	3/2.0 (+1)	1,410 (+3%)	2mo	$152,000	$108	60
3221 Hansen Ave	0.72mi	2/2.0	1,296 (-6%)	4mo	$182,000	$140	54
4109 Sherwood Ave	0.70mi	3/1.0 (+1)	1,350 (-2%)	4mo	$147,500	$109	52
3905 3rd Ave	0.55mi	2/2.0	1,500 (+9%)	11mo	$50,000	$33	50
3525 15th Ave	0.61mi	3/1.0 (+1)	1,344 (-2%)	13mo	$165,000	$123	48
1100 32nd St	0.60mi	3/1.0 (+1)	1,324 (-4%)	12mo	$65,000	$49	47
95 Porter Rd	0.70mi	3/2.0 (+1)	1,446 (+5%)	8mo	$245,000	$169	47
1038 Maridele Dr	0.68mi	3/2.0 (+1)	1,435 (+5%)	13mo	$165,000	$115	45
3525 Howard Ave	0.53mi	3/1.0 (+1)	1,260 (-8%)	9mo	$135,000	$107	45
4213 Harrison Ave	0.59mi	2/2.0	1,568 (+14%)	9mo	$185,000	$118	41
3430 Woodlawn Ave	0.74mi	3/2.0 (+1)	1,567 (+14%)	2mo	$215,000	$137	35

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: 0.47×
• Total profit: $-20,926
• Equity at exit: $20,874

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-15,926
• Equity at exit: $12,105

Cash invested: $39,200 (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: $1,149 high
• Mortgage (P&I): −$734
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $27

Break-even live

Break-even rent $1,114

Max offer price $140,000

Occupancy floor 93%

Sensitivity live

Price	-10% $107	-5% $67	+0% $27	+5% $-12	+10% $-52
Rent	-10% $-63	-5% $-18	+0% $27	+5% $73	+10% $118
Rate	-1.0pp $98	-0.5pp $63	base $27	+0.5pp $-9	+1.0pp $-46

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	22d	1	0.20mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	22d	1	0.25mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	45d	1	0.26mi
521 46th St Columbus, GA	2.0	1.0	954	$975	$1.02	45d	1	0.52mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	45d	1	0.53mi
403 46th St Columbus, GA	3.0	2.0	1410	$1,550	$1.10	22d	1	0.59mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	15d	1	0.60mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	15d	1	0.64mi
3519 Woodlawn Ave Columbus, GA	3.0	1.0	1028	$1,350	$1.31	15d	1	0.69mi
4207 17th Ave Columbus, GA	3.0	1.0	1006	$1,350	$1.34	45d	1	0.79mi
1 Magnolia St Columbus, GA	3.0	2.0	1542	$1,195	$0.77	15d	1	0.79mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	45d	1	0.85mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	45d	1	0.85mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	15d	1	0.87mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	45d	1	0.95mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	15d	1	0.97mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	15d	1	1.09mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	45d	1	1.10mi
2005 Cherokee Dr Columbus, GA	2.0	1.0	891	$925	$1.04	45d	1	1.17mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	22d	1	1.19mi
1915 Coventry Dr Columbus, GA	3.0	2.0	1726	$1,695	$0.98	22d	1	1.33mi
4308 Saint Francis Ave Unit 4310 Columbus, GA	2.0	1.0	1000	$1,125	$1.12	22d	1	1.34mi
4444 Saint Francis Ave Columbus, GA	3.0	2.0	1525	$1,550	$1.02	15d	1	1.39mi
1061 54th St Columbus, GA	3.0	1.0	1005	$1,100	$1.09	22d	1	1.46mi

Listing history 25 events

1. 2026-06-22
   days on market $140,000 Active 221 DOM
2. 2026-06-18
   days on market $140,000 Active 218 DOM
3. 2026-06-17
   days on market $140,000 Active 217 DOM
4. 2026-06-16
   days on market $140,000 Active 216 DOM
5. 2026-06-15
   days on market $140,000 Active 215 DOM
6. 2026-06-14
   days on market $140,000 Active 213 DOM
7. 2026-06-13
   days on market $140,000 Active 212 DOM
8. 2026-06-10
   days on market $140,000 Active 210 DOM
9. 2026-06-09
   days on market $140,000 Active 209 DOM
10. 2026-06-08
    days on market $140,000 Active 208 DOM
11. 2026-06-07
    days on market $140,000 Active 207 DOM
12. 2026-06-05
    days on market $140,000 Active 204 DOM
13. 2026-06-03
    days on market $140,000 Active 203 DOM
14. 2026-06-02
    days on market $140,000 Active 202 DOM
15. 2026-06-01
    days on market $140,000 Active 201 DOM
16. 2026-05-31
    days on market $140,000 Active 200 DOM
17. 2026-05-30
    days on market $140,000 Active 199 DOM
18. 2026-03-24
    price $140,000 375-char remark

    Show marketing remark (375 chars)

    This front porch was made for evenings in the South. Spacious four bedroom, two bath home that has recently been updated. Property has large back yard with ample space for entertaining. Established neighborhood that is conveniently located near shopping and dining. Perfect for the growing family or to add to your rental portfolio. Call today to set up a private showing.

19. 2026-03-09
    status Back On Market 375-char remark

    Show marketing remark (375 chars)

    This front porch was made for evenings in the South. Spacious four bedroom, two bath home that has recently been updated. Property has large back yard with ample space for entertaining. Established neighborhood that is conveniently located near shopping and dining. Perfect for the growing family or to add to your rental portfolio. Call today to set up a private showing.

20. 2026-03-09
    price $143,000 375-char remark

    Show marketing remark (375 chars)

    This front porch was made for evenings in the South. Spacious four bedroom, two bath home that has recently been updated. Property has large back yard with ample space for entertaining. Established neighborhood that is conveniently located near shopping and dining. Perfect for the growing family or to add to your rental portfolio. Call today to set up a private showing.

21. 2026-02-21
    historical 375-char remark

    Show marketing remark (375 chars)

    This front porch was made for evenings in the South. Spacious four bedroom, two bath home that has recently been updated. Property has large back yard with ample space for entertaining. Established neighborhood that is conveniently located near shopping and dining. Perfect for the growing family or to add to your rental portfolio. Call today to set up a private showing.

22. 2025-11-20
    price $145,000 375-char remark

    Show marketing remark (375 chars)

    This front porch was made for evenings in the South. Spacious four bedroom, two bath home that has recently been updated. Property has large back yard with ample space for entertaining. Established neighborhood that is conveniently located near shopping and dining. Perfect for the growing family or to add to your rental portfolio. Call today to set up a private showing.

23. 2025-10-21
    listed $150,000 New 375-char remark

    Show marketing remark (375 chars)

    This front porch was made for evenings in the South. Spacious four bedroom, two bath home that has recently been updated. Property has large back yard with ample space for entertaining. Established neighborhood that is conveniently located near shopping and dining. Perfect for the growing family or to add to your rental portfolio. Call today to set up a private showing.

24. 2022-10-17
    soldstatus $75,000
25. 2005-09-09
    soldstatus $39,000

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$233/yr (+$19/mo · 22.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,791
• − Mortgage interest: −$7,842
• − Property taxes: −$1,055
• − Insurance: −$700
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$4,073
• Taxable loss: −$2,086
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $830/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

+259.0% since first listed

8 events — show timeline

• 2026-03-24 Price Changed $140,000 GAMLS
• 2026-03-09 Relisted — GAMLS
• 2026-03-09 Price Changed $143,000 GAMLS
• 2026-02-21 Listing Removed — GAMLS
• 2025-11-20 Price Changed $145,000 GAMLS
• 2025-10-21 Listed $150,000 GAMLS
• 2022-10-17 Sold (Public Records) $75,000 Public Records
• 2005-09-09 Sold (Public Records) $39,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,055 · +0.0% YoY. Source: county tax records.