BRRRR in Columbus, Georgia

Local Snapshot — Columbus, Georgia

Columbus provides affordable BRRRR opportunities with Fort Benning military presence and manufacturing base supporting rental stability. Lower entry costs and strong military housing allowances create favorable cash flow scenarios. The market offers predictable returns with military tenant reliability and competitive acquisition pricing.

Last updated: 2024-09-24

Sources: Tax• Vacancy• DOM

Local BRRRR Notes

• Inventory & comps: Verify comparable sales supporting your ARV; track days on market and supply trends.
• Rent checks: Confirm realistic rent using multiple sources; underwrite concessions and lease‑up time.
• Permit timelines: Speak with local building departments for scope‑specific requirements.
• Contractor bench: Line up multiple bids and references; enforce clear milestone payments.
• Exit & DSCR: Size loan proceeds under conservative DSCR and rate scenarios.

Talk to a financing specialist to structure your deal.

Financing Benchmarks

• Target DSCR ≥ 1.25–1.35x given Georgia's stable economic growth and rental markets.
• Purchase LTV typically 75–85% for qualified investors in primary markets.
• Refi LTV commonly 70–80% subject to updated appraisal and market conditions.
• Seasoning requirements 6–12 months; established investor relationships may qualify for shorter periods.
• Carry 10–15% rehab contingency due to skilled labor demand and material cost fluctuations.
• Maintain 8–12 months reserves; Georgia markets show good resilience to economic cycles.
• Property management costs typically 8-10% of gross rents in major metros.