920 Brooks Rd · Columbus, GA 31903

$49,900

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 576 Days on market

Built 1951 $53/sqft · 56% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Calling investors! Newly vacant after being rented for $700 per month. Home has 2 Bedrooms, 1 bathroom, living room, eat-in kitchen, laundry room and separate dining area. Enjoy a large flat, fenced backyard with plenty of off street parking. All reasonable offers welcomed!

Key facts

• Listed 576 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($905 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: Rents rising (+1.8%/yr); 100 active listings in the ZIP; 19 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 34% 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 $345 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 576 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $50k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 576 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 1951 — 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: 1.81% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.34%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $31,891
• List price: $49,900
• Delta: 56.47%
• 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
1114 Brooks Rd	0.22mi	2/1.0	942 (0%)	12mo	$25,000	$27	80
810 Winston Rd	0.14mi	2/1.0	1,008 (+7%)	5mo	$7,500	$7	78
917 Brooks Rd	0.03mi	2/1.0	858 (-9%)	14mo	$22,500	$26	72
716 Benning Dr	0.23mi	2/1.5	1,056 (+12%)	4mo	$53,300	$50	64
929 Winston Rd	0.07mi	3/2.0 (+1)	1,064 (+13%)	5mo	$105,000	$99	62
909 Sheridan Ave	0.30mi	3/2.0 (+1)	984 (+4%)	10mo	$29,000	$29	62
184 30th Ave	0.61mi	3/1.0 (+1)	961 (+2%)	7mo	$105,000	$109	57
270 32nd Ave	0.48mi	2/1.0	1,053 (+12%)	3mo	$19,900	$19	56
2916 Lee St	0.63mi	2/1.0	1,021 (+8%)	2mo	$42,000	$41	55
3110 Victory Dr	0.69mi	3/2.0 (+1)	1,000 (+6%)	3mo	$12,000	$12	46
1401 Clark Ave	0.71mi	3/1.0 (+1)	1,026 (+9%)	8mo	$110,000	$107	41
1417 Clark Ave	0.74mi	3/1.0 (+1)	1,016 (+8%)	9mo	$108,000	$106	40

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: 26.1%
• Equity multiple: 2.06×
• Total profit: $14,848
• Equity at exit: $7,440

10-year hold

• IRR: 33.0%
• Equity multiple: 3.83×
• Total profit: $39,599
• Equity at exit: $4,314

Cash invested: $13,972 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $905 high
• Mortgage (P&I): −$262
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $377

Break-even live

Break-even rent $428

Max offer price $49,900

Occupancy floor 53%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.15mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	43d	1	0.24mi
3217 Lee St Apt 1 Columbus, GA	2.0	1.0	688	$899	$1.31	43d	1	0.46mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	13d	1	0.47mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	0.51mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$999	$0.93	13d	14	0.51mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$999	$0.91	13d	8	0.61mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	0.81mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	43d	1	1.00mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	1.07mi
497 Mellon St Columbus, GA	1.0	1.0	600	$600	$1.00	21d	1	1.16mi
2406 Dawson St #2 Columbus, GA	2.0	1.0	565	$700	$1.24	21d	1	1.17mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$713	$0.59	21d	1	1.19mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	13d	6	1.24mi
214 23rd Ave Unit A Columbus, GA	1.0	1.0	640	$410	$0.64	13d	1	1.32mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	1.32mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	1.33mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	43d	1	1.33mi
2106 S Andrews Cir Unit A Columbus, GA	1.0	1.0	700	$575	$0.82	13d	1	1.42mi

Listing history 27 events

1. 2026-06-18
   days on market $49,900 Active 576 DOM
2. 2026-06-17
   days on market $49,900 Active 575 DOM
3. 2026-06-16
   days on market $49,900 Active 574 DOM
4. 2026-06-15
   days on market $49,900 Active 573 DOM
5. 2026-06-14
   days on market $49,900 Active 571 DOM
6. 2026-06-13
   days on market $49,900 Active 570 DOM
7. 2026-06-10
   days on market $49,900 Active 568 DOM
8. 2026-06-09
   days on market $49,900 Active 567 DOM
9. 2026-06-08
   days on market $49,900 Active 566 DOM
10. 2026-06-07
    days on market $49,900 Active 565 DOM
11. 2026-06-05
    days on market $49,900 Active 562 DOM
12. 2026-06-03
    days on market $49,900 Active 561 DOM
13. 2026-06-02
    days on market $49,900 Active 560 DOM
14. 2026-06-01
    days on market $49,900 Active 559 DOM
15. 2026-05-31
    days on market $49,900 Active 558 DOM
16. 2026-05-30
    days on market $49,900 Active 557 DOM
17. 2025-10-25
    price $49,900 274-char remark

    Show marketing remark (274 chars)

    Calling investors! Newly vacant after being rented for $700 per month. Home has 2 Bedrooms, 1 bathroom, living room, eat-in kitchen, laundry room and separate dining area. Enjoy a large flat, fenced backyard with plenty of off street parking. All reasonable offers welcomed!

18. 2025-05-26
    price $55,000 274-char remark

    Show marketing remark (274 chars)

    Calling investors! Newly vacant after being rented for $700 per month. Home has 2 Bedrooms, 1 bathroom, living room, eat-in kitchen, laundry room and separate dining area. Enjoy a large flat, fenced backyard with plenty of off street parking. All reasonable offers welcomed!

19. 2024-11-19
    listed $60,000 Active 274-char remark

    Show marketing remark (274 chars)

    Calling investors! Newly vacant after being rented for $700 per month. Home has 2 Bedrooms, 1 bathroom, living room, eat-in kitchen, laundry room and separate dining area. Enjoy a large flat, fenced backyard with plenty of off street parking. All reasonable offers welcomed!

20. 2022-04-05
    soldstatus $31,500 68-char remark

    Show marketing remark (68 chars)

    2 Bedroom 1 Bathroom home with huge back yard and tons of potential.

21. 2022-04-05
    soldstatus $31,500 Sold

    Show marketing remark (68 chars)

    2 Bedroom 1 Bathroom home with huge back yard and tons of potential.

22. 2022-03-22
    status Under Contract
23. 2022-02-26
    price $39,999
24. 2022-02-10
    listed $39,999 68-char remark

    Show marketing remark (68 chars)

    2 Bedroom 1 Bathroom home with huge back yard and tons of potential.

25. 2022-02-10
    listed $45,999 New

    Show marketing remark (68 chars)

    2 Bedroom 1 Bathroom home with huge back yard and tons of potential.

26. 2022-01-03
    soldstatus $18,500
27. 2021-11-10
    listed $17,900

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $667 · $56/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 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: $10,856
• − Mortgage interest: −$2,795
• − Property taxes: −$667
• − Insurance: −$250
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$1,452
• Taxable income: $3,955
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $3,570/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

+178.8% since first listed

11 events — show timeline

• 2025-10-25 Price Changed $49,900 CBOR
• 2025-05-26 Price Changed $55,000 CBOR
• 2024-11-19 Listed $60,000 CBOR
• 2022-04-05 Sold (MLS) $31,500 GAMLS
• 2022-04-05 Sold (MLS) $31,500 CBOR
• 2022-03-22 Pending — GAMLS
• 2022-02-26 Price Changed $39,999 GAMLS
• 2022-02-10 Listed $45,999 GAMLS
• 2022-02-10 Listed $39,999 CBOR
• 2022-01-03 Sold (MLS) $18,500 CBOR
• 2021-11-10 Listed $17,900 CBOR

Property tax history

+51.3%/yr

Latest (2025): $667 · +0.0% YoY. Source: county tax records.