4250 Adams St · Columbus, GA 31907

$99,900

2 bd · 1.0 ba · 1,046 sqft · SingleFamily public records · 194 Days on market

Built 1948 0.25 ac lot $96/sqft · 17% above area Est $85k · 17% 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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +6.4/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bath home with refinished hardwood floors, a large kitchen, front and back porch, and a private backyard!

Key facts

• Private backyard
• Front and back porch
• Large kitchen

Tags

• REFINISHED HARDWOOD FLOORS
• LARGE KITCHEN
• FRONT AND BACK PORCH
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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); 256 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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 1948 — 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: 1.14% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $85,026
• List price: $99,900
• Delta: 17.49%
• 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
4221 Adams St	0.07mi	2/1.0	968 (-8%)	3mo	$50,000	$52	82
4312 Old Macon Rd #54	0.35mi	2/1.5	1,004 (-4%)	2mo	$76,500	$76	73
1918 Watkins Dr	0.47mi	3/1.0 (+1)	1,053 (+1%)	5mo	$139,900	$133	68
4312 Old Macon Rd #46	0.35mi	2/1.5	1,120 (+7%)	4mo	$60,000	$54	67
4135 Forrest Rd	0.16mi	3/2.0 (+1)	912 (-13%)	2mo	$120,000	$132	60
1618 Forestside Dr	0.57mi	3/2.0 (+1)	1,006 (-4%)	3mo	$145,000	$144	55
4232 Old Macon Rd	0.30mi	3/2.0 (+1)	1,166 (+12%)	8mo	$159,000	$136	52
4630 Gardiner Dr	0.63mi	3/1.0 (+1)	975 (-7%)	4mo	$100,000	$103	50
3903 Forestside Dr	0.47mi	3/2.0 (+1)	946 (-10%)	4mo	$154,000	$163	50
4418 Gardiner Dr	0.57mi	3/1.0 (+1)	1,160 (+11%)	3mo	$80,000	$69	48
1813 Celia Dr	0.68mi	3/1.5 (+1)	959 (-8%)	2mo	$149,900	$156	46
1618 Edgechester Ave	0.74mi	3/1.5 (+1)	998 (-5%)	7mo	$87,500	$88	45

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: 2.4%
• Equity multiple: 1.10×
• Total profit: $2,659
• Equity at exit: $14,895

10-year hold

• IRR: 13.6%
• Equity multiple: 2.18×
• Total profit: $32,868
• Equity at exit: $8,638

Cash invested: $27,972 (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 31907

• Rents YoY: 4.8%
• Active inventory: 256
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $263

Break-even live

Break-even rent $809

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $319	-5% $291	+0% $263	+5% $234	+10% $206
Rent	-10% $173	-5% $218	+0% $263	+5% $308	+10% $353
Rate	-1.0pp $313	-0.5pp $288	base $263	+0.5pp $237	+1.0pp $210

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4265 Adams St Columbus, GA	3.0	1.0	1054	$995	$0.94	44d	1	0.07mi
4135 Forrest Rd Columbus, GA	3.0	2.0	912	$1,375	$1.51	14d	1	0.14mi
4254 Fort St Columbus, GA	2.0	1.0	961	$900	$0.94	45d	1	0.16mi
4312 Old Macon Rd #42 Columbus, GA	2.0	1.5	1120	$1,100	$0.98	21d	1	0.37mi
4414 Forrest Rd Columbus, GA	3.0	2.0	988	$1,195	$1.21	21d	1	0.39mi
2353 Agnes Dr Columbus, GA	3.0	1.0	1290	$1,400	$1.09	21d	1	0.40mi
1917 Watkins Dr Columbus, GA	3.0	1.0	1323	$1,200	$0.91	44d	1	0.43mi
1537 Celia Dr Columbus, GA	3.0	1.0	1139	$975	$0.86	21d	1	0.59mi
1507 Celia Dr Columbus, GA	3.0	1.0	1000	$1,050	$1.05	14d	1	0.61mi
1719 Celia Dr Columbus, GA	3.0	2.0	1249	$1,100	$0.88	44d	1	0.62mi
2316 Wellborn Dr Columbus, GA	3.0	1.0	1047	$1,050	$1.00	21d	1	0.68mi
1519 Baker St Columbus, GA	3.0	1.0	1088	$1,150	$1.06	21d	1	0.82mi
3931 Dexter Dr Columbus, GA	2.0	1.0	1156	$850	$0.74	21d	1	0.84mi
4970 Gardiner Dr Columbus, GA	3.0	2.0	1412	$1,400	$0.99	44d	1	1.00mi
4832 Wellborn Dr Columbus, GA	3.0	2.0	1000	$1,300	$1.30	14d	1	1.10mi
1722 Emerson Ave Columbus, GA	3.0	1.0	1075	$1,150	$1.07	21d	1	1.14mi
3111 Avon Dr Columbus, GA	2.0	1.5	1116	$1,100	$0.99	14d	1	1.14mi
3930 Fairview Dr Columbus, GA	2.0	1.0	1104	$1,350	$1.22	44d	1	1.19mi
1400 Boxwood Blvd Columbus, GA	2.0–3.0	2.0	1262	$1,255	$0.99	14d	6	1.24mi
5038 Wellborn Dr Columbus, GA	3.0	1.0	1056	$1,175	$1.11	14d	1	1.25mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	44d	1	1.27mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	21d	1	1.27mi
1711 Floyd Rd Columbus, GA	3.0	1.0	956	$1,300	$1.36	14d	1	1.34mi
1423 Hagan Dr Columbus, GA	3.0	1.0	1275	$1,250	$0.98	21d	1	1.36mi
5530 Hunter Rd Columbus, GA	3.0	2.0	1092	$1,300	$1.19	44d	1	1.37mi
4707 Marino St Columbus, GA	3.0	1.0	1054	$995	$0.94	44d	1	1.38mi
3828 Anglin Ct Columbus, GA	3.0	2.0	1477	$1,700	$1.15	21d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $99,900 Active 194 DOM
2. 2026-06-17
   days on market $99,900 Active 193 DOM
3. 2026-06-16
   days on market $99,900 Active 192 DOM
4. 2026-06-15
   days on market $99,900 Active 191 DOM
5. 2026-06-14
   days on market $99,900 Active 189 DOM
6. 2026-06-13
   days on market $99,900 Active 188 DOM
7. 2026-06-10
   days on market $99,900 Active 186 DOM
8. 2026-06-09
   days on market $99,900 Active 185 DOM
9. 2026-06-08
   days on market $99,900 Active 184 DOM
10. 2026-06-07
    days on market $99,900 Active 183 DOM
11. 2026-06-05
    days on market $99,900 Active 180 DOM
12. 2026-06-03
    days on market $99,900 Active 179 DOM
13. 2026-06-02
    days on market $99,900 Active 178 DOM
14. 2026-06-01
    days on market $99,900 Active 177 DOM
15. 2026-05-31
    days on market $99,900 Active 176 DOM
16. 2026-05-30
    days on market $99,900 Active 175 DOM
17. 2026-03-05
    status Active 117-char remark

    Show marketing remark (117 chars)

    2 bedroom 1 bath home with refinished hardwood floors, a large kitchen, front and back porch, and a private backyard!

18. 2026-02-15
    status Pending 117-char remark

    Show marketing remark (117 chars)

    2 bedroom 1 bath home with refinished hardwood floors, a large kitchen, front and back porch, and a private backyard!

19. 2026-01-07
    price $99,900 117-char remark

    Show marketing remark (117 chars)

    2 bedroom 1 bath home with refinished hardwood floors, a large kitchen, front and back porch, and a private backyard!

20. 2025-11-22
    historical $975
21. 2025-11-18
    listed $109,900 Active 117-char remark

    Show marketing remark (117 chars)

    2 bedroom 1 bath home with refinished hardwood floors, a large kitchen, front and back porch, and a private backyard!

22. 2025-11-08
    price $975
23. 2025-08-18
    listed $980
24. 2008-01-22
    soldstatus $40,000

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$35/yr (+$3/mo · 4.0%)

ⓘ 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 · 19 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: $13,699
• − Mortgage interest: −$5,596
• − Property taxes: −$884
• − Insurance: −$500
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,906
• Taxable income: $1,622
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $2,763/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): 59,110
• Household income: $54,453
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2138.0

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 22% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -125.88%
• Current HPI: 151.74
• 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

+149.8% since first listed

8 events — show timeline

• 2026-03-05 Relisted — CBOR
• 2026-02-15 Pending — CBOR
• 2026-01-07 Price Changed $99,900 CBOR
• 2025-11-22 Rental Removed $975 PROPERTYWARE
• 2025-11-18 Listed $109,900 CBOR
• 2025-11-08 Price Changed $975 PROPERTYWARE
• 2025-08-18 Listed for Rent $980 PROPERTYWARE
• 2008-01-22 Sold (Public Records) $40,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $884 · +0.0% YoY. Source: county tax records.