1055 Benning Dr · Columbus, GA 31903

$38,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 132 Days on market

Built 1930 6,011 sqft lot $34/sqft · 11% above area Est $34k · 11% over

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

Listing remarks MLS

Potential Income-Producing Investment with ARV Upside in Benning Park! 3-bedroom, 2-bath ranch-style home offering 1,120 sq ft of single-level living. This property is a proven income producer, making it an excellent buy-and-hold opportunity for cash flow. The functional layout, full second bath, and ranch design appeal to long-term tenants and help keep maintenance manageable. Located in Benning Park area with convenient access to minutes from Ft Benning, shopping, and dining. With solid fundamentals and promising ARV potential, this property offers investors the opportunity to create steady income for future value growth.

Key facts

• Convenient access
• Single level living
• Full second bath

Tags

• RANCH STYLE HOME
• SINGLE LEVEL LIVING
• FULL SECOND BATH
• CONVENIENT ACCESS
• PROMISING ARV POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.5% 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; 25 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 37% 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 $263 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $2k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $38k implies a 375% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $33,440 (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. Built in 1930 — 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: 2.65% ✓
• Cap rate: 22.48%
• Cash-on-cash: 57.80%
• DSCR: 3.57
• GRM: 3.1

CMA / ARV

• ARV (median comp): $34,221
• List price: $38,000
• Delta: 11.04%
• 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
3522 Youman St	0.07mi	3/1.0	1,106 (-1%)	6mo	$22,142	$20	86
1103 Calvin Ave	0.15mi	3/1.0	1,100 (-2%)	0mo	$105,500	$96	86
1027 Winston Rd	0.12mi	3/1.5	1,100 (-2%)	4mo	$15,000	$14	86
929 Winston Rd	0.19mi	3/2.0	1,064 (-5%)	5mo	$105,000	$99	79
716 Benning Dr	0.32mi	2/1.5 (-1)	1,056 (-6%)	4mo	$53,300	$50	65
2463 Brownie Dr	0.73mi	3/2.0	1,137 (+2%)	6mo	$170,000	$150	58
810 Winston Rd	0.27mi	2/1.0 (-1)	1,008 (-10%)	5mo	$7,500	$7	58
2451 Brownie Ln	0.74mi	3/2.0	1,167 (+4%)	6mo	$172,000	$147	54
1274 Providence Ln	0.72mi	3/2.0	1,178 (+5%)	5mo	$172,000	$146	53
270 32nd Ave	0.68mi	2/1.0 (-1)	1,053 (-6%)	3mo	$19,900	$19	47
4020 Union St	0.72mi	3/1.0	1,015 (-9%)	1mo	$72,500	$71	46
3909 Ridgeway Dr	0.73mi	3/1.0	1,253 (+12%)	4mo	$72,000	$57	39

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: 55.0%
• Equity multiple: 3.38×
• Total profit: $25,327
• Equity at exit: $5,666

10-year hold

• IRR: 59.6%
• Equity multiple: 6.59×
• Total profit: $59,458
• Equity at exit: $3,286

Cash invested: $10,640 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,007 high
• Mortgage (P&I): −$199
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $512

Break-even live

Break-even rent $359

Max offer price $38,000

Occupancy floor 44%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	43d	1	0.08mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	0.15mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	0.36mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	0.65mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$1,099	$1.02	13d	14	0.65mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	13d	1	0.65mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$1,099	$1.00	13d	8	0.78mi
4225 Alpine Dr Columbus, GA	2.0	1.0	1205	$767	$0.64	13d	1	0.83mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	0.91mi
2823 Lee St Columbus, GA	4.0	2.0	1328	$1,500	$1.13	21d	1	0.92mi
2885 Ramsey Rd Columbus, GA	3.0	2.0	1290	$1,075	$0.83	13d	1	0.94mi
2829 Ramsey Rd Columbus, GA	3.0	1.0	1252	$1,100	$0.88	13d	1	1.04mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	21d	1	1.11mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	1.16mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	43d	1	1.17mi
2602 Garden Dr Columbus, GA	3.0	2.0	1250	$1,175	$0.94	21d	1	1.23mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	13d	6	1.25mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	1.25mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	43d	1	1.27mi
4224 Ridgefield Ct Columbus, GA	4.0	2.0	1465	$1,650	$1.13	21d	1	1.33mi
50 Eddy Dr Columbus, GA	3.0	1.0	1348	$900	$0.67	43d	1	1.42mi
171 Munson Dr Columbus, GA	2.0	1.0	780	$800	$1.03	21d	1	1.42mi
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	13d	1	1.45mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	21d	1	1.47mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	43d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $38,000 Active 132 DOM
2. 2026-06-17
   days on market $38,000 Active 131 DOM
3. 2026-06-16
   days on market $38,000 Active 130 DOM
4. 2026-06-15
   days on market $38,000 Active 129 DOM
5. 2026-06-14
   days on market $38,000 Active 127 DOM
6. 2026-06-13
   days on market $38,000 Active 126 DOM
7. 2026-06-10
   days on market $38,000 Active 124 DOM
8. 2026-06-09
   days on market $38,000 Active 123 DOM
9. 2026-06-08
   days on market $38,000 Active 122 DOM
10. 2026-06-07
    days on market $38,000 Active 121 DOM
11. 2026-06-05
    days on market $38,000 Active 118 DOM
12. 2026-06-03
    days on market $38,000 Active 117 DOM
13. 2026-06-02
    days on market $38,000 Active 116 DOM
14. 2026-06-01
    days on market $38,000 Active 115 DOM
15. 2026-05-31
    days on market $38,000 Active 114 DOM
16. 2026-05-30
    days on market $38,000 Active 113 DOM
17. 2026-03-26
    price $38,000 632-char remark

    Show marketing remark (632 chars)

    Potential Income-Producing Investment with ARV Upside in Benning Park! 3-bedroom, 2-bath ranch-style home offering 1,120 sq ft of single-level living. This property is a proven income producer, making it an excellent buy-and-hold opportunity for cash flow. The functional layout, full second bath, and ranch design appeal to long-term tenants and help keep maintenance manageable. Located in Benning Park area with convenient access to minutes from Ft Benning, shopping, and dining. With solid fundamentals and promising ARV potential, this property offers investors the opportunity to create steady income for future value growth.

18. 2026-02-07
    listed $40,000 Active 632-char remark

    Show marketing remark (632 chars)

    Potential Income-Producing Investment with ARV Upside in Benning Park! 3-bedroom, 2-bath ranch-style home offering 1,120 sq ft of single-level living. This property is a proven income producer, making it an excellent buy-and-hold opportunity for cash flow. The functional layout, full second bath, and ranch design appeal to long-term tenants and help keep maintenance manageable. Located in Benning Park area with convenient access to minutes from Ft Benning, shopping, and dining. With solid fundamentals and promising ARV potential, this property offers investors the opportunity to create steady income for future value growth.

19. 2019-07-24
    soldstatus $8,000 188-char remark

    Show marketing remark (188 chars)

    3 bedroom 2 bath home located on a partially fenced city lot. Located close to Ft Benning, walking distance to super Wal-Mart, and schools. Convenient to interstate, schools, and shopping.

20. 2019-06-12
    listed $10,900 188-char remark

    Show marketing remark (188 chars)

    3 bedroom 2 bath home located on a partially fenced city lot. Located close to Ft Benning, walking distance to super Wal-Mart, and schools. Convenient to interstate, schools, and shopping.

21. 2019-04-23
    soldstatus $26,045

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $819 · $68/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $12,089
• − Mortgage interest: −$2,129
• − Property taxes: −$819
• − Insurance: −$190
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$1,105
• Taxable income: $5,911
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $4,731/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

+45.9% since first listed

5 events — show timeline

• 2026-03-26 Price Changed $38,000 CBOR
• 2026-02-07 Listed $40,000 CBOR
• 2019-07-24 Sold (MLS) $8,000 CBOR
• 2019-06-12 Listed $10,900 CBOR
• 2019-04-23 Sold (Public Records) $26,045 Public Records

Property tax history

+1.6%/yr

Latest (2025): $819 · -15.0% YoY. Source: county tax records.