2345 Gurley Dr · Columbus, GA 31904

$159,000

3 bd · 2.0 ba · 1,707 sqft · SingleFamily public records · 161 Days on market

Built 1961 $93/sqft · 16% below area Est $190k · 16% under ↓ 15% since listing

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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).

• ARV discount +14.8/15.0
• Cash flow +10.7/30.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED! VA FORECLOSURE - Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility. Property was updated recently. Newer roof. There is an extra living room and room that could be a 4 bedroom if closet added.

Key facts

• Newer roof
• Extra living room
• Listed 161 days

Tags

• EXTRA LIVING ROOM
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-75 ($-904/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (12.4% below list).
• Recommended offer: $139k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Columbus — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Clubview Elementary School (math 40% / reading 54%, grade D-, #301 of 1,228 statewide, top 25%, 578 students, 46% FRL); Richards Middle School (math 45% / reading 59%, grade C+, #60 of 470 statewide, top 13%, 819 students, 97% FRL); Hardaway High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 1,184 students, 97% FRL) — zoned schools average 80% FRL vs 61% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 337 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 161 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $48k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $139,291 (12.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 9.5

CMA / ARV

• ARV (median comp): $189,817
• List price: $159,000
• Delta: -16.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2110 Terrace Dr	0.33mi	4/2.0 (+1)	1,612 (-6%)	3mo	$194,900	$121	68
4334 Acacia Dr	0.43mi	3/2.0	1,629 (-5%)	12mo	$85,000	$52	63
1801 34th St	0.57mi	3/2.0	1,562 (-8%)	2mo	$235,000	$150	57
4016 Rosemont Dr	0.29mi	4/2.0 (+1)	1,874 (+10%)	13mo	$219,900	$117	55
4444 St. Francis Ave	0.50mi	3/2.0	1,525 (-11%)	10mo	$200,000	$131	51
1719 Slade Dr	0.74mi	2/2.0 (-1)	1,662 (-3%)	7mo	$249,900	$150	50
1810 Shannon Dr	0.71mi	4/2.0 (+1)	1,825 (+7%)	1mo	$185,000	$101	50
4220 18th Ave	0.60mi	3/2.0	1,455 (-15%)	4mo	$174,900	$120	44
2304 Lancelot Pl	0.63mi	3/2.0	1,946 (+14%)	8mo	$239,900	$123	41
2619 Johnson Dr	0.63mi	3/2.0	1,485 (-13%)	13mo	$177,000	$119	38
1605 39th St	0.66mi	4/2.5 (+1)	1,451 (-15%)	6mo	$70,000	$48	32
1904 Shannon Dr	0.69mi	3/1.0	1,464 (-14%)	13mo	$220,000	$150	29

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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-30,439
• Equity at exit: $23,707

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-32,178
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$834
• Tax from tax record: −$276 /mo · $3,308/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-75

Break-even live

Break-even rent $1,488

Max offer price $145,689

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-30	+0% $-75	+5% $-120	+10% $-165
Rent	-10% $-185	-5% $-130	+0% $-75	+5% $-20	+10% $35
Rate	-1.0pp $5	-0.5pp $-35	base $-75	+0.5pp $-117	+1.0pp $-158

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3711 Armour Ave Apt 21 Columbus, GA	2.0	1.0	1200	$1,057	$0.88	45d	1	0.25mi
3821 Armour Ave Columbus, GA	2.0	2.0	1200	$1,100	$0.92	45d	1	0.29mi
4025 Acacia Dr Columbus, GA	3.0	1.0	1186	$1,250	$1.05	23d	1	0.36mi
3909 Crestview Dr Columbus, GA	3.0	1.0	1110	$1,250	$1.13	15d	1	0.45mi
2840 Warm Springs Rd Columbus, GA	1.0–2.0	1.0–2.0	1196	$1,500	$1.25	15d	8	0.47mi
4444 Saint Francis Ave Columbus, GA	3.0	2.0	1525	$1,550	$1.02	15d	1	0.51mi
4705 20th Ave Apt 2 Columbus, GA	2.0	1.5	1127	$1,100	$0.98	15d	1	0.83mi
3822 Howard Ave Unit A Columbus, GA	2.0	1.0	1241	$1,150	$0.93	45d	1	0.89mi
4715 18th Ave Columbus, GA	4.0	2.0	1156	$1,600	$1.38	23d	1	0.92mi
1510 28th St Columbus, GA	3.0	2.0	1050	$800	$0.76	45d	1	1.05mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	45d	1	1.09mi
3110 College Ave Columbus, GA	4.0	1.5	1604	$1,875	$1.17	23d	1	1.15mi
3111 Avon Dr Columbus, GA	2.0	1.5	1116	$1,100	$0.99	15d	1	1.19mi
4022 Young Ave Columbus, GA	3.0	1.5	1300	$1,100	$0.85	45d	1	1.21mi
1908 Garrard St Columbus, GA	4.0	2.0	1716	$1,600	$0.93	23d	1	1.22mi
1915 Coventry Dr Columbus, GA	3.0	2.0	1726	$1,695	$0.98	23d	1	1.28mi
2525 Norris Rd #37 Columbus, GA	3.0	2.5	2094	$1,750	$0.84	45d	1	1.37mi
1706 Wells Dr Columbus, GA	3.0	2.0	1990	$1,850	$0.93	15d	1	1.41mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	23d	1	1.45mi
2908 10th Ave Columbus, GA	3.0	2.0	2232	$2,000	$0.90	45d	1	1.49mi

Listing history 20 events

1. 2026-06-09
   status $159,000 Pending 161 DOM
2. 2026-06-08
   days on market $159,000 Active 161 DOM
3. 2026-06-07
   days on market $159,000 Active 160 DOM
4. 2026-06-05
   days on market $159,000 Active 157 DOM
5. 2026-06-03
   days on market $159,000 Active 156 DOM
6. 2026-06-02
   days on market $159,000 Active 155 DOM
7. 2026-06-01
   days on market $159,000 Active 154 DOM
8. 2026-05-31
   days on market $159,000 Active 153 DOM
9. 2026-05-30
   days on market $159,000 Active 152 DOM
10. 2026-04-30
    price $169,000 548-char remark

    Show marketing remark (548 chars)

    REDUCED! VA FORECLOSURE - Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility. Property was updated recently. Newer roof. There is an extra living room and room that could be a 4 bedroom if closet added.

11. 2026-04-02
    price $177,500 548-char remark

    Show marketing remark (548 chars)

    REDUCED! VA FORECLOSURE - Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility. Property was updated recently. Newer roof. There is an extra living room and room that could be a 4 bedroom if closet added.

12. 2026-03-27
    status Active 548-char remark

    Show marketing remark (548 chars)

    REDUCED! VA FORECLOSURE - Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility. Property was updated recently. Newer roof. There is an extra living room and room that could be a 4 bedroom if closet added.

13. 2026-03-21
    status Pending 548-char remark

    Show marketing remark (548 chars)

    REDUCED! VA FORECLOSURE - Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility. Property was updated recently. Newer roof. There is an extra living room and room that could be a 4 bedroom if closet added.

14. 2026-02-26
    price $187,500 548-char remark

    Show marketing remark (548 chars)

    REDUCED! VA FORECLOSURE - Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility. Property was updated recently. Newer roof. There is an extra living room and room that could be a 4 bedroom if closet added.

15. 2026-01-27
    price $197,500 548-char remark

    Show marketing remark (548 chars)

    REDUCED! VA FORECLOSURE - Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility. Property was updated recently. Newer roof. There is an extra living room and room that could be a 4 bedroom if closet added.

16. 2025-12-22
    listed $207,500 Active 548-char remark

    Show marketing remark (548 chars)

    REDUCED! VA FORECLOSURE - Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility. Property was updated recently. Newer roof. There is an extra living room and room that could be a 4 bedroom if closet added.

17. 2024-02-09
    soldstatus $209,900 Closed 761-char remark

    Show marketing remark (761 chars)

    This fully remodeled 3-bedroom, 2-bathroom residence offers a perfect blend of modern comfort. The home has all new LVP flooring throughout. The kitchen features brand-new appliances that add both style and functionality. Enjoy peace of mind with a brand-new roof overhead, ensuring your home is not just beautiful but also secure. The entire house exudes freshness with a contemporary color palette, complemented by smooth ceilings that add a touch of sophistication. Illuminate your living spaces with the warm glow of new light fixtures, creating an ambiance that suits any occasion. A large bonus room adds versatility to the floor plan, offering space for a home office, entertainment, or a play area. Don't miss out! Schedule an appointment to view today!

18. 2024-01-08
    status Pending 761-char remark

    Show marketing remark (761 chars)

    This fully remodeled 3-bedroom, 2-bathroom residence offers a perfect blend of modern comfort. The home has all new LVP flooring throughout. The kitchen features brand-new appliances that add both style and functionality. Enjoy peace of mind with a brand-new roof overhead, ensuring your home is not just beautiful but also secure. The entire house exudes freshness with a contemporary color palette, complemented by smooth ceilings that add a touch of sophistication. Illuminate your living spaces with the warm glow of new light fixtures, creating an ambiance that suits any occasion. A large bonus room adds versatility to the floor plan, offering space for a home office, entertainment, or a play area. Don't miss out! Schedule an appointment to view today!

19. 2023-12-20
    price $209,900 761-char remark

    Show marketing remark (761 chars)

    This fully remodeled 3-bedroom, 2-bathroom residence offers a perfect blend of modern comfort. The home has all new LVP flooring throughout. The kitchen features brand-new appliances that add both style and functionality. Enjoy peace of mind with a brand-new roof overhead, ensuring your home is not just beautiful but also secure. The entire house exudes freshness with a contemporary color palette, complemented by smooth ceilings that add a touch of sophistication. Illuminate your living spaces with the warm glow of new light fixtures, creating an ambiance that suits any occasion. A large bonus room adds versatility to the floor plan, offering space for a home office, entertainment, or a play area. Don't miss out! Schedule an appointment to view today!

20. 2023-12-20
    listed $199,900 Active 761-char remark

    Show marketing remark (761 chars)

    This fully remodeled 3-bedroom, 2-bathroom residence offers a perfect blend of modern comfort. The home has all new LVP flooring throughout. The kitchen features brand-new appliances that add both style and functionality. Enjoy peace of mind with a brand-new roof overhead, ensuring your home is not just beautiful but also secure. The entire house exudes freshness with a contemporary color palette, complemented by smooth ceilings that add a touch of sophistication. Illuminate your living spaces with the warm glow of new light fixtures, creating an ambiance that suits any occasion. A large bonus room adds versatility to the floor plan, offering space for a home office, entertainment, or a play area. Don't miss out! Schedule an appointment to view today!

ⓘ 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: $3,308 · $276/mo
• Projected year-2 tax: $3,308 · $276/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 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 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,715
• − Mortgage interest: −$8,906
• − Property taxes: −$3,308
• − Insurance: −$795
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,625
• Taxable loss: −$3,595
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $-41/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

-15.5% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $169,000 CBOR
• 2026-04-02 Price Changed $177,500 CBOR
• 2026-03-27 Relisted — CBOR
• 2026-03-21 Pending — CBOR
• 2026-02-26 Price Changed $187,500 CBOR
• 2026-01-27 Price Changed $197,500 CBOR
• 2025-12-22 Listed $207,500 CBOR
• 2024-02-09 Sold (MLS) $209,900 CBOR
• 2024-01-08 Pending — CBOR
• 2023-12-20 Price Changed $209,900 CBOR
• 2023-12-20 Listed $199,900 CBOR

Property tax history

+11.1%/yr

Latest (2025): $3,308 · +50.3% YoY. Source: county tax records.