6301 Fox Chapel Dr · Columbus, GA 31904

$289,900

3 bd · 2.0 ba · 1,924 sqft · SingleFamily public records · 11 Days on market

Built 1971 0.35 ac lot Est $264k · 10% over

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Why this score? — see what drove the C- 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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6301 Fox Chapel Drive in North Columbus! This beautifully maintained 4-bedroom, 2-bath home offers 2,044 square feet of comfortable living space in an established community with access to a neighborhood pool and convenient proximity to shopping, dining, and everyday amenities. Inside, you'll find durable tile flooring throughout the main living areas, spacious bedrooms, and multiple gathering spaces designed for both everyday living and entertaining. The updated kitchen features abundant cabinetry, granite countertops, stainless steel appliances, and a large breakfast bar that serves as the heart of the home. The private primary suite serves as a relaxing retreat, featuring gener

Key facts

• Roof 5 years old
• Updated kitchen
• Pomegranate shrub

Tags

• UPDATED KITCHEN
• COVERED OUTDOOR LIVING AREA
• PRIVACY FENCED BACKYARD
• MATURE PEACH TREE
• POMEGRANATE SHRUB
• ROOF 5 YEARS OLD

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool

Exterior

• Parking: Attached 2-car garage
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property
• Construction: Brick construction
• Exterior features: Deck; Patio; Storm door(s); Fenced yard; Outbuilding

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Active solar heating; Ceiling fans for cooling
• Interior features: Breakfast bar; Pantry; Fireplace (1)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Cap rate 8.8% 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+, 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: Allen Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 451 students, 97% FRL); Arnold Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 645 students, 97% FRL); Northside High School (math 15% / reading 37%, grade F, #175 of 424 statewide, top 42%, 1,402 students, 32% FRL).
• Market conditions: Rents rising (+3.0%/yr); 337 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• At $3,025/mo this rent would consume 55% of the median local household income ($66k/yr) (locally 2030% 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 $2k of loan paydown is wiped out by about $9k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $168k; list at $290k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $289,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.04% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $263,588
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6200 Fox Chapel Dr	0.11mi	3/2.0	1,780 (-8%)	6mo	$235,000	$132	77
1807 Springvalley Dr	0.20mi	4/2.0 (+1)	1,968 (+2%)	18mo	$275,000	$140	66
7281 Mobley Walk	0.74mi	3/2.0	1,923 (-0%)	3mo	$310,000	$161	63
1818 Springvalley Dr	0.19mi	3/2.0	1,667 (-13%)	11mo	$240,000	$144	60
6802 Buckeye Way	0.54mi	3/2.0	1,950 (+1%)	16mo	$230,000	$118	60
6818 Fawndale Dr	0.62mi	4/2.0 (+1)	2,008 (+4%)	4mo	$275,000	$137	56
1434 Autumn Ridge Dr	0.57mi	4/2.0 (+1)	1,848 (-4%)	8mo	$223,500	$121	55
1331 Blanchfield Dr	0.74mi	3/2.0	1,888 (-2%)	10mo	$259,000	$137	54
6801 Ellis Dr	0.63mi	3/2.0	1,868 (-3%)	14mo	$250,000	$134	54
1347 Blanchfield Dr	0.71mi	3/2.0	2,049 (+6%)	8mo	$299,900	$146	49
6838 Fawndale Dr	0.67mi	4/3.0 (+1)	1,873 (-3%)	18mo	$212,000	$113	40
6845 Buckeye Way	0.61mi	3/2.0	1,667 (-13%)	16mo	$263,000	$158	36

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-8,336
• Equity at exit: $43,225

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $42,592
• Equity at exit: $25,065

Cash invested: $81,172 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,025 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $606

Break-even live

Break-even rent $2,258

Max offer price $289,900

Occupancy floor 75%

Sensitivity live

Price	-10% $770	-5% $688	+0% $606	+5% $524	+10% $442
Rent	-10% $367	-5% $487	+0% $606	+5% $726	+10% $845
Rate	-1.0pp $752	-0.5pp $680	base $606	+0.5pp $531	+1.0pp $455

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6317 Fox Chapel Dr Columbus, GA	4.0	3.0	2089	$4,200	$2.01	45d	1	0.05mi
1414 Fox Croft Loop Columbus, GA	3.0	2.0	2116	$2,300	$1.09	15d	1	0.59mi
5710 August Ave Columbus, GA	3.0	2.0	1545	$1,700	$1.10	23d	1	1.11mi
2700 Double Churches Rd Columbus, GA	1.0–3.0	1.0–2.0	1150	$1,808	$1.57	15d	17	1.22mi
1915 Coventry Dr Columbus, GA	3.0	2.0	1726	$1,695	$0.98	23d	1	1.37mi

Listing history 10 events

1. 2026-06-22
   statusdays on market $289,900 Pending 11 DOM
2. 2026-06-18
   days on market $289,900 Active 10 DOM
3. 2026-06-17
   days on market $289,900 Active 9 DOM
4. 2026-06-16
   days on market $289,900 Active 8 DOM
5. 2026-06-15
   days on market $289,900 Active 7 DOM
6. 2026-06-14
   days on market $289,900 Active 5 DOM
7. 2026-06-13
   days on market $289,900 Active 4 DOM
8. 2026-06-10
   days on market $289,900 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $289,900 Active 1 DOM

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $2,667 · $222/mo
• Expected delta: +$953/yr (+$79/mo · 55.6%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $36,305
• − Mortgage interest: −$16,239
• − Property taxes: −$1,714
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,904
• − Management: −$2,904
• − Depreciation: −$8,433
• Taxable income: $2,660
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $6,636/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): 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

+72.6% since first listed

2 events — show timeline

• 2026-06-05 Listed $289,900 CBOR
• 2017-10-25 Sold (Public Records) $168,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,714 · +0.1% YoY. Source: county tax records.