4426 Saunders Dr · Columbus, GA 31909

$2,700,000

None bd · None ba · 25,000 sqft · MultiFamily · 29 Days on market

Fair condition 1.70 ac lot

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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
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

35 Units complex. 7 buildings total, 33 2b/1b, 2 1b/1b. Pro forma cap rate 10%. Assumable interest-only loan at 4.25% interest rate.

Key facts

• 1.7 acre lot
• Listed 29 days

Property features AI

Finance

• Other: Directions: Intersection of Warm Springs Rd and Miller Rd; northbound on Warm Springs Rd, turn left onto Morningside Dr, then left onto Saunders Dr — property is at the end of the cul-de-sac

Exterior

• Home design: Residential income property; Multi-family (5+ units)
• Construction: 1.7-acre lot
• Exterior features: Located at the end of a cul-de-sac; Subdivision: A PLACE IN THE COUNTRY

What this means for you Summary

Snapshot

• This is a multifamily listed at $2.70M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $17k ($208k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($46k rent vs $2.70M).
• Recommended offer: $2.66M (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 (+2.8%/yr); 148 active listings in the ZIP; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• At $45,578/mo this rent would consume 791% of the median local household income ($69k/yr) (locally 1819% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $19k of loan paydown is wiped out by about $81k 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 + 2.8% rent growth), your $756k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($2.66M) is reasonable based on typical stale-listing flexibility.

Recommended offer $2,659,500 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.54%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 1.87×
• Total profit: $657,978
• Equity at exit: $402,579

10-year hold

• IRR: 29.3%
• Equity multiple: 3.59×
• Total profit: $1,957,323
• Equity at exit: $233,447

Cash invested: $756,000 (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 31909

• Rents YoY: 2.8%
• Active inventory: 148
• Price-to-rent: 172.0×

Monthly cashflow live

• Estimated rent: $45,578 medium
• Mortgage (P&I): −$14,159
• Tax est. 1.5%: −$3,375 /mo · $40,500/yr
• Insurance: −$1,125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,571
• Net cashflow: $17,348

Break-even live

Break-even rent $23,619

Max offer price $2,700,000

Occupancy floor 57%

Sensitivity live

Price	-10% $19,213	-5% $18,280	+0% $17,348	+5% $16,415	+10% $15,482
Rent	-10% $13,747	-5% $15,547	+0% $17,348	+5% $19,148	+10% $20,948
Rate	-1.0pp $18,707	-0.5pp $18,034	base $17,348	+0.5pp $16,648	+1.0pp $15,936

35-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 33× units	2	1	$43,164
▸ 2× units	1	1	$2,412
Total (35 units)			$45,578

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: $675,000
• Closing costs: $81,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $2,700,000 Active 29 DOM
2. 2026-06-17
   days on market $2,700,000 Active 28 DOM
3. 2026-06-16
   days on market $2,700,000 Active 27 DOM
4. 2026-06-15
   days on market $2,700,000 Active 26 DOM
5. 2026-06-14
   days on market $2,700,000 Active 24 DOM
6. 2026-06-13
   days on market $2,700,000 Active 23 DOM
7. 2026-06-10
   days on market $2,700,000 Active 21 DOM
8. 2026-06-09
   days on market $2,700,000 Active 20 DOM
9. 2026-06-08
   days on market $2,700,000 Active 19 DOM
10. 2026-06-07
    days on market $2,700,000 Active 18 DOM
11. 2026-06-05
    days on market $2,700,000 Active 15 DOM
12. 2026-06-03
    days on market $2,700,000 Active 14 DOM
13. 2026-06-02
    days on market $2,700,000 Active 13 DOM
14. 2026-06-01
    days on market $2,700,000 Active 12 DOM
15. 2026-05-31
    days on market $2,700,000 Active 11 DOM
16. 2026-05-30
    days on market $2,700,000 Active 10 DOM
17. 2026-05-20
    listed $2,700,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $546,936
• − Mortgage interest: −$151,242
• − Property taxes: −$40,500
• − Insurance: −$13,500
• − Repairs & maintenance: −$43,755
• − Management: −$43,755
• − Depreciation: −$78,545
• Taxable income: $175,639
• Est. tax owed @ 24.0%: −$42,153
• After-tax cash flow: $166,017/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate rehabilitation, focusing on roof and exterior repairs, to significantly increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage and visible leaks
• Major exterior siding — Significant wear and tear
• Minor exterior landscaping — Some overgrown areas

Value-add opportunities

• Both new roof — Significant increase in property value and rental appeal
• Both exterior siding repair — Improves curb appeal and property value
• Both painting — Enhances interior and exterior appearance
• Both HVAC upgrade — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and visible leaks	Major	$15,000–50,000
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both new roof — Significant increase in property value and rental appeal ↑
• Both exterior siding repair — Improves curb appeal and property value ↑
• Both painting — Enhances interior and exterior appearance ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 39,364
• Household income: $69,166
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1819.0

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 0.64)
• Race & ethnicity: White 53% Black 24% Hispanic / Latino 12% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 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: ▼ -146.90%
• Current HPI: 203.1499
• Rent YoY: ▲ 2.78%
• 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

1 event — show timeline

• 2026-05-20 Listed $2,700,000 CBOR