3626 Grier Ave · Columbus, GA 31909

$124,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 62 Days on market

Built 1958 9,583 sqft lot $125/sqft · 12% below area Est $142k · 12% under

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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 +26.9/30.0
• ARV discount +12.9/15.0
• DSCR +9.3/10.0
• 1% rule +6.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this fantastic opportunity to own a well-located home in the heart of Columbus! This 2 bedroom, 2 full bathroom home offers approximately 1,000 square feet of living space and has been thoughtfully converted to maximize functionality. Situated in an awesome, convenient location, this property is perfect for first-time buyers, investors, or anyone looking to downsize without sacrificing comfort. HVAC unit is operational, plus window units for supplemental cooling! Enjoy outdoor living in the fenced-in backyard, complete with a dedicated firepit area—perfect for relaxing evenings or entertaining guests. The home also features a carport plus additional parking, providing ample space for vehicles. While the home could use a little TLC, it presents an incredible value-add opportunity to make it your own and build equity over time.

Key facts

• Carport
• Additional parking
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• DEDICATED FIREPIT AREA
• CARPORT
• ADDITIONAL PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.18% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (median comp): $141,917
• List price: $124,900
• Delta: -11.99%
• 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
3618 Grier Ave	0.02mi	3/1.0	1,000 (0%)	5mo	$120,000	$120	94
3712 Grier Ave	0.07mi	3/1.0	960 (-4%)	16mo	$152,500	$159	76
5435 Mariner Dr	0.24mi	3/1.0	1,092 (+9%)	10mo	$169,900	$156	65
5216 Moon Rd	0.60mi	3/1.0	972 (-3%)	7mo	$148,000	$152	62
3514 Vernon Dr	0.65mi	3/1.0	1,066 (+7%)	3mo	$150,000	$141	56
5540 Rodgers Dr	0.53mi	3/1.0	1,085 (+8%)	6mo	$167,500	$154	56
5411 Wayne Dr	0.18mi	3/1.0	1,142 (+14%)	21mo	$102,000	$89	50
3925 Conrad Dr	0.54mi	3/1.0	1,086 (+9%)	14mo	$112,112	$103	49
5436 Rodgers Dr	0.56mi	3/1.0	1,085 (+8%)	22mo	$150,000	$138	42
3946 Austin Dr	0.54mi	3/1.0	1,086 (+9%)	24mo	$120,000	$110	41
3881 Hampton Ct	0.45mi	2/2.0 (-1)	1,141 (+14%)	14mo	$179,900	$158	35
3703 Glenn Rd	0.50mi	2/2.0 (-1)	1,085 (+8%)	22mo	$119,900	$111	35

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,447
• Equity at exit: $18,623

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $28,260
• Equity at exit: $10,799

Cash invested: $34,972 (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 31909

• Rents YoY: 2.8%
• Active inventory: 148
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$655
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $346

Break-even live

Break-even rent $1,037

Max offer price $124,900

Occupancy floor 72%

Sensitivity live

Price	-10% $416	-5% $381	+0% $346	+5% $310	+10% $275
Rent	-10% $229	-5% $287	+0% $346	+5% $404	+10% $462
Rate	-1.0pp $409	-0.5pp $377	base $346	+0.5pp $313	+1.0pp $280

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5415 Eugenia Ave Columbus, GA	3.0	1.0	964	$1,200	$1.24	44d	1	0.26mi
4343 Warm Springs Rd Columbus, GA	2.0–3.0	2.0	1242	$1,535	$1.24	14d	10	0.70mi
5941 Reed Ave Columbus, GA	3.0	2.0	1280	$1,550	$1.21	44d	1	0.83mi
3140 Bonanza Dr Columbus, GA	3.0	1.0	1058	$1,550	$1.47	44d	1	0.92mi
3828 Reese Rd Columbus, GA	3.0	2.0	1107	$2,450	$2.21	44d	1	1.00mi
4419 Anglin Rd Columbus, GA	3.0	2.0	1039	$1,650	$1.59	14d	1	1.02mi
3828 Anglin Ct Columbus, GA	3.0	2.0	1477	$1,700	$1.15	22d	1	1.16mi
4845 Burt Mar Dr Unit G1 Columbus, GA	2.0	2.0	1060	$805	$0.76	44d	1	1.26mi
3625 Arkansas Dr Columbus, GA	2.0	2.0	1050	$1,150	$1.10	22d	1	1.40mi
3625 Arkansas Dr Unit A2 Columbus, GA	2.0	2.0	1000	$1,295	$1.29	44d	1	1.40mi
6015 Warm Springs Ct Unit A * Columbus, GA	2.0	1.0	825	$850	$1.03	22d	1	1.46mi
6015 Warm Springs Ct Unit B Columbus, GA	2.0	1.0	825	$850	$1.03	44d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $124,900 Active 62 DOM
2. 2026-06-17
   days on market $124,900 Active 61 DOM
3. 2026-06-16
   days on market $124,900 Active 60 DOM
4. 2026-06-15
   days on market $124,900 Active 59 DOM
5. 2026-06-14
   days on market $124,900 Active 57 DOM
6. 2026-06-13
   days on market $124,900 Active 56 DOM
7. 2026-06-10
   days on market $124,900 Active 54 DOM
8. 2026-06-09
   days on market $124,900 Active 53 DOM
9. 2026-06-08
   days on market $124,900 Active 52 DOM
10. 2026-06-07
    days on market $124,900 Active 51 DOM
11. 2026-06-05
    pricedays on market $124,900 Active 48 DOM
12. 2026-06-03
    days on market $129,900 Active 47 DOM
13. 2026-06-02
    days on market $129,900 Active 46 DOM
14. 2026-06-01
    days on market $129,900 Active 45 DOM
15. 2026-05-31
    days on market $129,900 Active 44 DOM
16. 2026-05-30
    days on market $129,900 Active 43 DOM
17. 2026-05-18
    price $129,900 854-char remark

    Show marketing remark (854 chars)

    Don't miss this fantastic opportunity to own a well-located home in the heart of Columbus! This 2 bedroom, 2 full bathroom home offers approximately 1,000 square feet of living space and has been thoughtfully converted to maximize functionality. Situated in an awesome, convenient location, this property is perfect for first-time buyers, investors, or anyone looking to downsize without sacrificing comfort. HVAC unit is operational, plus window units for supplemental cooling! Enjoy outdoor living in the fenced-in backyard, complete with a dedicated firepit area—perfect for relaxing evenings or entertaining guests. The home also features a carport plus additional parking, providing ample space for vehicles. While the home could use a little TLC, it presents an incredible value-add opportunity to make it your own and build equity over time.

18. 2026-04-17
    listed $134,900 Active 854-char remark

    Show marketing remark (854 chars)

    Don't miss this fantastic opportunity to own a well-located home in the heart of Columbus! This 2 bedroom, 2 full bathroom home offers approximately 1,000 square feet of living space and has been thoughtfully converted to maximize functionality. Situated in an awesome, convenient location, this property is perfect for first-time buyers, investors, or anyone looking to downsize without sacrificing comfort. HVAC unit is operational, plus window units for supplemental cooling! Enjoy outdoor living in the fenced-in backyard, complete with a dedicated firepit area—perfect for relaxing evenings or entertaining guests. The home also features a carport plus additional parking, providing ample space for vehicles. While the home could use a little TLC, it presents an incredible value-add opportunity to make it your own and build equity over time.

19. 2021-01-21
    soldstatus $75,000
20. 2008-07-15
    soldstatus $90,000

ⓘ 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: $1,349 · $112/mo
• Projected year-2 tax: $1,349 · $112/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 5/10 Major FEMA zone X (unshaded) · 27% 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: $17,698
• − Mortgage interest: −$6,996
• − Property taxes: −$1,349
• − Insurance: −$624
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$3,633
• Taxable income: $2,263
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,605/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): 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

+44.3% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $129,900 CBOR
• 2026-04-17 Listed $134,900 CBOR
• 2021-01-21 Sold (Public Records) $75,000 Public Records
• 2008-07-15 Sold (Public Records) $90,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,349 · +0.0% YoY. Source: county tax records.