926 Brooks Rd · Columbus, GA 31903

$67,000

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 58 Days on market

Built 1951 7,405 sqft lot $71/sqft · 117% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Investor special in Columbus! This 2-bedroom, 1-bath home offers 942 square feet of opportunity and is priced to sell at just $67,000. Situated on a spacious lot with mature trees, the property features a solid brick exterior, original hardwood floors, and a functional layout ready for your vision. Interior updates are needed, making this an ideal fix-and-flip, rental, or buy-and-hold investment. Conveniently located near local amenities with easy access to major roads. With strong rental potential and a motivated seller, this is a great chance to add value and build equity. Sold as-is.

Key facts

• Spacious lot
• Functional layout
• Solid brick exterior

Tags

• SOLID BRICK EXTERIOR
• ORIGINAL HARDWOOD FLOORS
• SPACIOUS LOT
• MATURE TREES
• FUNCTIONAL LAYOUT
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($906 rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (+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 $463 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (median comp): $30,830
• List price: $67,000
• Delta: 117.32%
• 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	0.21mi	2/1.0	942 (0%)	12mo	$25,000	$27	80
810 Winston Rd	0.15mi	2/1.0	1,008 (+7%)	5mo	$7,500	$7	77
917 Brooks Rd	0.04mi	2/1.0	858 (-9%)	14mo	$22,500	$26	72
716 Benning Dr	0.24mi	2/1.5	1,056 (+12%)	4mo	$53,300	$50	63
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	55
2916 Lee St	0.64mi	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: 6.8%
• Equity multiple: 1.26×
• Total profit: $4,917
• Equity at exit: $9,990

10-year hold

• IRR: 15.1%
• Equity multiple: 2.16×
• Total profit: $21,720
• Equity at exit: $5,793

Cash invested: $18,760 (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: 6.2×

Monthly cashflow live

• Estimated rent: $906 high
• Mortgage (P&I): −$351
• Tax from tax record: −$73 /mo · $870/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $264

Break-even live

Break-even rent $572

Max offer price $67,000

Occupancy floor 66%

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: $16,750
• Closing costs: $2,010
• 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	20d	1	0.14mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	43d	1	0.27mi
3217 Lee St Apt 1 Columbus, GA	2.0	1.0	688	$899	$1.31	43d	1	0.45mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	13d	1	0.45mi
3390 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1073	$999	$0.93	13d	14	0.46mi
3320 N Lumpkin Rd Columbus, GA	2.0–3.0	2.0	1098	$999	$0.91	13d	8	0.56mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	0.56mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	0.86mi
2630 Garden Dr Columbus, GA	2.0	1.0	1008	$755	$0.75	43d	1	0.98mi
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	1.12mi
2406 Dawson St #2 Columbus, GA	2.0	1.0	565	$700	$1.24	20d	1	1.14mi
497 Mellon St Columbus, GA	1.0	1.0	600	$600	$1.00	20d	1	1.15mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$713	$0.59	20d	1	1.25mi
214 23rd Ave Unit A Columbus, GA	1.0	1.0	640	$410	$0.64	13d	1	1.28mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	13d	6	1.29mi
2051 Somerset Ave Columbus, GA	3.0	1.0	1092	$1,100	$1.01	43d	1	1.31mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	1.34mi
2106 S Andrews Cir Unit A Columbus, GA	1.0	1.0	700	$575	$0.82	13d	1	1.38mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	43d	1	1.39mi

Listing history 32 events

1. 2026-06-18
   days on market $67,000 Active 58 DOM
2. 2026-06-17
   days on market $67,000 Active 57 DOM
3. 2026-06-16
   days on market $67,000 Active 56 DOM
4. 2026-06-15
   days on market $67,000 Active 55 DOM
5. 2026-06-14
   days on market $67,000 Active 53 DOM
6. 2026-06-13
   days on market $67,000 Active 52 DOM
7. 2026-06-10
   days on market $67,000 Active 50 DOM
8. 2026-06-09
   days on market $67,000 Active 49 DOM
9. 2026-06-08
   days on market $67,000 Active 48 DOM
10. 2026-06-07
    days on market $67,000 Active 47 DOM
11. 2026-06-05
    days on market $67,000 Active 44 DOM
12. 2026-06-03
    days on market $67,000 Active 43 DOM
13. 2026-06-02
    days on market $67,000 Active 42 DOM
14. 2026-06-01
    days on market $67,000 Active 41 DOM
15. 2026-05-31
    days on market $67,000 Active 40 DOM
16. 2026-05-30
    days on market $67,000 Active 39 DOM
17. 2026-05-08
    price $67,000 593-char remark

    Show marketing remark (593 chars)

    Investor special in Columbus! This 2-bedroom, 1-bath home offers 942 square feet of opportunity and is priced to sell at just $67,000. Situated on a spacious lot with mature trees, the property features a solid brick exterior, original hardwood floors, and a functional layout ready for your vision. Interior updates are needed, making this an ideal fix-and-flip, rental, or buy-and-hold investment. Conveniently located near local amenities with easy access to major roads. With strong rental potential and a motivated seller, this is a great chance to add value and build equity. Sold as-is.

18. 2026-04-21
    listed $72,000 Active 593-char remark

    Show marketing remark (593 chars)

    Investor special in Columbus! This 2-bedroom, 1-bath home offers 942 square feet of opportunity and is priced to sell at just $67,000. Situated on a spacious lot with mature trees, the property features a solid brick exterior, original hardwood floors, and a functional layout ready for your vision. Interior updates are needed, making this an ideal fix-and-flip, rental, or buy-and-hold investment. Conveniently located near local amenities with easy access to major roads. With strong rental potential and a motivated seller, this is a great chance to add value and build equity. Sold as-is.

19. 2024-03-05
    soldstatus $60,000
20. 2024-02-22
    soldstatus $60,000 Closed 208-char remark

    Show marketing remark (208 chars)

    Investor Special!!! Add this 2 bedroom, 1 bathroom brick home to your rental portfolio. Hardwood floors, LVP in the kitchen, tile in the bathroom. There's also a bonus room perfect for an office. Newer HVAC.

21. 2024-01-24
    status Pending 208-char remark

    Show marketing remark (208 chars)

    Investor Special!!! Add this 2 bedroom, 1 bathroom brick home to your rental portfolio. Hardwood floors, LVP in the kitchen, tile in the bathroom. There's also a bonus room perfect for an office. Newer HVAC.

22. 2023-11-24
    listed $60,000 Active 208-char remark

    Show marketing remark (208 chars)

    Investor Special!!! Add this 2 bedroom, 1 bathroom brick home to your rental portfolio. Hardwood floors, LVP in the kitchen, tile in the bathroom. There's also a bonus room perfect for an office. Newer HVAC.

23. 2023-10-11
    soldstatus $55,000 Closed
24. 2023-10-11
    soldstatus $55,000
25. 2023-10-03
    status Pending
26. 2023-08-31
    status Active
27. 2023-08-17
    historical
28. 2023-08-14
    status Pending
29. 2023-08-08
    historical
30. 2023-07-28
    listed $59,000 Active
31. 2022-08-31
    soldstatus $165,000
32. 2008-03-06
    soldstatus $21,700

ⓘ 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: $870 · $73/mo
• Projected year-2 tax: $870 · $73/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: $10,877
• − Mortgage interest: −$3,753
• − Property taxes: −$870
• − Insurance: −$335
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$1,949
• Taxable income: $2,229
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $2,636/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

+208.8% since first listed

16 events — show timeline

• 2026-05-08 Price Changed $67,000 CBOR
• 2026-04-21 Listed $72,000 CBOR
• 2024-03-05 Sold (Public Records) $60,000 Public Records
• 2024-02-22 Sold (MLS) $60,000 CBOR
• 2024-01-24 Pending — CBOR
• 2023-11-24 Listed $60,000 CBOR
• 2023-10-11 Sold (Public Records) $55,000 Public Records
• 2023-10-11 Sold (MLS) $55,000 CBOR
• 2023-10-03 Pending — CBOR
• 2023-08-31 Relisted — CBOR
• 2023-08-17 Delisted — CBOR
• 2023-08-14 Pending — CBOR
• 2023-08-08 Delisted — CBOR
• 2023-07-28 Listed $59,000 CBOR
• 2022-08-31 Sold (Public Records) $165,000 Public Records
• 2008-03-06 Sold (Public Records) $21,700 Public Records

Property tax history

+6.5%/yr

Latest (2025): $870 · +12.2% YoY. Source: county tax records.