803 Lichfield Dr · Columbus, GA 31904

$249,000

4 bd · 2.0 ba · 2,332 sqft · Other public records · 86 Days on market

Built 1955 10,454 sqft lot

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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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW ROOF + INCOME POTENTIAL + SEPARATE LIVING SPACE Welcome to 803 Lichfield Rd — a rare opportunity offering two fully functional living spaces under one roof on a spacious corner lot in Caroline Park. This residence offers both modern style and flexible living space with over 2,300 square feet, making it an excellent fit for homeowners seeking comfort, privacy, or rental income potential. MAIN LEVEL (3 BED / 2 BATH) Open-concept living, dining, and kitchen Large kitchen island + all appliances included Luxury vinyl plank flooring throughout Fresh paint + updated fixtures + modern tile bathrooms LOWER LEVEL (PRIVATE SUITE / ADU) Separate entrance + full setup 1 bedroom + 1 full bath Perfect for rental income Ideal in-law suite or multi-generational living Great for teens, guests, or house hacking Additional features include a back patio for entertaining, a private driveway, a fenced backyard, a spacious storage shed, new appliances, and a recently upgraded HVAC system. This home sits in a well-established neighborhood with easy access to shops, parks, and schools.

Key facts

• Separate entrance
• Updated brick home
• Spacious corner lot

Tags

• UPDATED BRICK HOME
• SPACIOUS CORNER LOT
• OPEN-CONCEPT LAYOUT
• LARGE ISLAND
• FULLY FINISHED BOTTOM UNIT
• SEPARATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $249k.

Deal economics

• At list price, monthly cash flow is $-36 ($-438/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (14.2% below list).
• Recommended offer: $214k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 (+3.0%/yr); 327 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 39% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $7k 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 86 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,692 (14.2% 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 86 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-42,551
• Equity at exit: $37,127

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-39,550
• Equity at exit: $21,529

Cash invested: $69,720 (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: 327
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$315 /mo · $3,781/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-36

Break-even live

Break-even rent $2,183

Max offer price $242,556

Occupancy floor 97%

Sensitivity live

Price	-10% $104	-5% $34	+0% $-36	+5% $-107	+10% $-177
Rent	-10% $-205	-5% $-121	+0% $-36	+5% $48	+10% $132
Rate	-1.0pp $89	-0.5pp $27	base $-36	+0.5pp $-101	+1.0pp $-167

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4402 Riverchase Dr Phenix City, AL	1.0–3.0	1.0–2.0	1078	$1,955	$1.81	14d	21	1.11mi
1915 Coventry Dr Columbus, GA	3.0	2.0	1726	$1,695	$0.98	22d	1	1.20mi
6101 River Rd Columbus, GA	3.0	2.5	1920	$1,895	$0.99	22d	1	1.23mi
6157 Bristol Blvd Columbus, GA	4.0	3.0	2834	$2,400	$0.85	22d	1	1.24mi
3548 1st Ave Columbus, GA	5.0	2.0	2564	$2,900	$1.13	14d	1	1.35mi

Listing history 30 events

1. 2026-06-01
   days on market $249,000 Active 86 DOM
2. 2026-05-31
   days on market $249,000 Active 85 DOM
3. 2026-05-30
   days on market $249,000 Active 84 DOM
4. 2026-05-05
   status Active 1090-char remark

   Show marketing remark (1090 chars)

   NEW ROOF + INCOME POTENTIAL + SEPARATE LIVING SPACE Welcome to 803 Lichfield Rd — a rare opportunity offering two fully functional living spaces under one roof on a spacious corner lot in Caroline Park. This residence offers both modern style and flexible living space with over 2,300 square feet, making it an excellent fit for homeowners seeking comfort, privacy, or rental income potential. MAIN LEVEL (3 BED / 2 BATH) Open-concept living, dining, and kitchen Large kitchen island + all appliances included Luxury vinyl plank flooring throughout Fresh paint + updated fixtures + modern tile bathrooms LOWER LEVEL (PRIVATE SUITE / ADU) Separate entrance + full setup 1 bedroom + 1 full bath Perfect for rental income Ideal in-law suite or multi-generational living Great for teens, guests, or house hacking Additional features include a back patio for entertaining, a private driveway, a fenced backyard, a spacious storage shed, new appliances, and a recently upgraded HVAC system. This home sits in a well-established neighborhood with easy access to shops, parks, and schools.

5. 2026-05-04
   historical 1090-char remark

   Show marketing remark (1090 chars)

   NEW ROOF + INCOME POTENTIAL + SEPARATE LIVING SPACE Welcome to 803 Lichfield Rd — a rare opportunity offering two fully functional living spaces under one roof on a spacious corner lot in Caroline Park. This residence offers both modern style and flexible living space with over 2,300 square feet, making it an excellent fit for homeowners seeking comfort, privacy, or rental income potential. MAIN LEVEL (3 BED / 2 BATH) Open-concept living, dining, and kitchen Large kitchen island + all appliances included Luxury vinyl plank flooring throughout Fresh paint + updated fixtures + modern tile bathrooms LOWER LEVEL (PRIVATE SUITE / ADU) Separate entrance + full setup 1 bedroom + 1 full bath Perfect for rental income Ideal in-law suite or multi-generational living Great for teens, guests, or house hacking Additional features include a back patio for entertaining, a private driveway, a fenced backyard, a spacious storage shed, new appliances, and a recently upgraded HVAC system. This home sits in a well-established neighborhood with easy access to shops, parks, and schools.

6. 2026-04-15
   status Active 1090-char remark

   Show marketing remark (1090 chars)

   NEW ROOF + INCOME POTENTIAL + SEPARATE LIVING SPACE Welcome to 803 Lichfield Rd — a rare opportunity offering two fully functional living spaces under one roof on a spacious corner lot in Caroline Park. This residence offers both modern style and flexible living space with over 2,300 square feet, making it an excellent fit for homeowners seeking comfort, privacy, or rental income potential. MAIN LEVEL (3 BED / 2 BATH) Open-concept living, dining, and kitchen Large kitchen island + all appliances included Luxury vinyl plank flooring throughout Fresh paint + updated fixtures + modern tile bathrooms LOWER LEVEL (PRIVATE SUITE / ADU) Separate entrance + full setup 1 bedroom + 1 full bath Perfect for rental income Ideal in-law suite or multi-generational living Great for teens, guests, or house hacking Additional features include a back patio for entertaining, a private driveway, a fenced backyard, a spacious storage shed, new appliances, and a recently upgraded HVAC system. This home sits in a well-established neighborhood with easy access to shops, parks, and schools.

7. 2026-04-10
   status Pending 1090-char remark

   Show marketing remark (1090 chars)

   NEW ROOF + INCOME POTENTIAL + SEPARATE LIVING SPACE Welcome to 803 Lichfield Rd — a rare opportunity offering two fully functional living spaces under one roof on a spacious corner lot in Caroline Park. This residence offers both modern style and flexible living space with over 2,300 square feet, making it an excellent fit for homeowners seeking comfort, privacy, or rental income potential. MAIN LEVEL (3 BED / 2 BATH) Open-concept living, dining, and kitchen Large kitchen island + all appliances included Luxury vinyl plank flooring throughout Fresh paint + updated fixtures + modern tile bathrooms LOWER LEVEL (PRIVATE SUITE / ADU) Separate entrance + full setup 1 bedroom + 1 full bath Perfect for rental income Ideal in-law suite or multi-generational living Great for teens, guests, or house hacking Additional features include a back patio for entertaining, a private driveway, a fenced backyard, a spacious storage shed, new appliances, and a recently upgraded HVAC system. This home sits in a well-established neighborhood with easy access to shops, parks, and schools.

8. 2026-04-01
   price $249,000 1090-char remark

   Show marketing remark (1090 chars)

   NEW ROOF + INCOME POTENTIAL + SEPARATE LIVING SPACE Welcome to 803 Lichfield Rd — a rare opportunity offering two fully functional living spaces under one roof on a spacious corner lot in Caroline Park. This residence offers both modern style and flexible living space with over 2,300 square feet, making it an excellent fit for homeowners seeking comfort, privacy, or rental income potential. MAIN LEVEL (3 BED / 2 BATH) Open-concept living, dining, and kitchen Large kitchen island + all appliances included Luxury vinyl plank flooring throughout Fresh paint + updated fixtures + modern tile bathrooms LOWER LEVEL (PRIVATE SUITE / ADU) Separate entrance + full setup 1 bedroom + 1 full bath Perfect for rental income Ideal in-law suite or multi-generational living Great for teens, guests, or house hacking Additional features include a back patio for entertaining, a private driveway, a fenced backyard, a spacious storage shed, new appliances, and a recently upgraded HVAC system. This home sits in a well-established neighborhood with easy access to shops, parks, and schools.

9. 2026-03-19
   status Active 1090-char remark

   Show marketing remark (1090 chars)

   NEW ROOF + INCOME POTENTIAL + SEPARATE LIVING SPACE Welcome to 803 Lichfield Rd — a rare opportunity offering two fully functional living spaces under one roof on a spacious corner lot in Caroline Park. This residence offers both modern style and flexible living space with over 2,300 square feet, making it an excellent fit for homeowners seeking comfort, privacy, or rental income potential. MAIN LEVEL (3 BED / 2 BATH) Open-concept living, dining, and kitchen Large kitchen island + all appliances included Luxury vinyl plank flooring throughout Fresh paint + updated fixtures + modern tile bathrooms LOWER LEVEL (PRIVATE SUITE / ADU) Separate entrance + full setup 1 bedroom + 1 full bath Perfect for rental income Ideal in-law suite or multi-generational living Great for teens, guests, or house hacking Additional features include a back patio for entertaining, a private driveway, a fenced backyard, a spacious storage shed, new appliances, and a recently upgraded HVAC system. This home sits in a well-established neighborhood with easy access to shops, parks, and schools.

10. 2026-02-24
    status Pending 1090-char remark

    Show marketing remark (1090 chars)

    NEW ROOF + INCOME POTENTIAL + SEPARATE LIVING SPACE Welcome to 803 Lichfield Rd — a rare opportunity offering two fully functional living spaces under one roof on a spacious corner lot in Caroline Park. This residence offers both modern style and flexible living space with over 2,300 square feet, making it an excellent fit for homeowners seeking comfort, privacy, or rental income potential. MAIN LEVEL (3 BED / 2 BATH) Open-concept living, dining, and kitchen Large kitchen island + all appliances included Luxury vinyl plank flooring throughout Fresh paint + updated fixtures + modern tile bathrooms LOWER LEVEL (PRIVATE SUITE / ADU) Separate entrance + full setup 1 bedroom + 1 full bath Perfect for rental income Ideal in-law suite or multi-generational living Great for teens, guests, or house hacking Additional features include a back patio for entertaining, a private driveway, a fenced backyard, a spacious storage shed, new appliances, and a recently upgraded HVAC system. This home sits in a well-established neighborhood with easy access to shops, parks, and schools.

11. 2026-02-06
    listed $255,000 Active 1090-char remark

    Show marketing remark (1090 chars)

    NEW ROOF + INCOME POTENTIAL + SEPARATE LIVING SPACE Welcome to 803 Lichfield Rd — a rare opportunity offering two fully functional living spaces under one roof on a spacious corner lot in Caroline Park. This residence offers both modern style and flexible living space with over 2,300 square feet, making it an excellent fit for homeowners seeking comfort, privacy, or rental income potential. MAIN LEVEL (3 BED / 2 BATH) Open-concept living, dining, and kitchen Large kitchen island + all appliances included Luxury vinyl plank flooring throughout Fresh paint + updated fixtures + modern tile bathrooms LOWER LEVEL (PRIVATE SUITE / ADU) Separate entrance + full setup 1 bedroom + 1 full bath Perfect for rental income Ideal in-law suite or multi-generational living Great for teens, guests, or house hacking Additional features include a back patio for entertaining, a private driveway, a fenced backyard, a spacious storage shed, new appliances, and a recently upgraded HVAC system. This home sits in a well-established neighborhood with easy access to shops, parks, and schools.

12. 2026-01-28
    historical
13. 2026-01-12
    price $270,000
14. 2025-12-20
    price $270,000
15. 2025-12-20
    price $270,000
16. 2025-12-16
    price $274,900
17. 2025-12-16
    price $274,900
18. 2025-11-28
    price $279,900
19. 2025-11-28
    price $279,900
20. 2025-11-26
    listed $274,900 New
21. 2025-08-13
    historical $2,800
22. 2025-08-11
    historical $2,800
23. 2025-07-07
    listed $2,800
24. 2025-07-04
    listed $2,800
25. 2024-09-18
    soldstatus $243,000
26. 2024-09-03
    soldstatus $243,000 Closed
27. 2024-08-08
    status Pending
28. 2024-08-06
    status Active
29. 2024-07-06
    status Pending
30. 2024-07-04
    listed $234,900 Active

ⓘ 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: $3,781 · $315/mo
• Projected year-2 tax: $3,781 · $315/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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,643
• − Mortgage interest: −$13,948
• − Property taxes: −$3,781
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$7,244
• Taxable loss: −$4,678
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $685/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

+6.0% since first listed

27 events — show timeline

• 2026-05-05 Relisted — CBOR
• 2026-05-04 Delisted — CBOR
• 2026-04-15 Relisted — CBOR
• 2026-04-10 Pending — CBOR
• 2026-04-01 Price Changed $249,000 CBOR
• 2026-03-19 Relisted — CBOR
• 2026-02-24 Pending — CBOR
• 2026-02-06 Listed $255,000 CBOR
• 2026-01-28 Listing Removed — GAMLS
• 2026-01-12 Price Changed $270,000 GAMLS
• 2025-12-20 Price Changed $270,000 CBOR
• 2025-12-20 Price Changed $270,000 CBOR
• 2025-12-16 Price Changed $274,900 CBOR
• 2025-12-16 Price Changed $274,900 CBOR
• 2025-11-28 Price Changed $279,900 CBOR
• 2025-11-28 Price Changed $279,900 CBOR
• 2025-11-26 Listed $274,900 GAMLS
• 2025-08-13 Rental Removed $2,800 APPFOLIO
• 2025-08-11 Rental Removed $2,800 CBOR
• 2025-07-07 Listed for Rent $2,800 APPFOLIO
• 2025-07-04 Listed for Rent $2,800 CBOR
• 2024-09-18 Sold (Public Records) $243,000 Public Records
• 2024-09-03 Sold (MLS) $243,000 CBOR
• 2024-08-08 Pending — CBOR
• 2024-08-06 Relisted — CBOR
• 2024-07-06 Pending — CBOR
• 2024-07-04 Listed $234,900 CBOR

Property tax history

+23.6%/yr

Latest (2025): $3,781 · +16.0% YoY. Source: county tax records.