17 Fast Ln · Cusseta-Chattahoochee County, GA 36875

$299,999

4 bd · 2.0 ba · 2,052 sqft · SingleFamily public records · 45 Days on market

Built 2019 0.44 ac lot $146/sqft · at area comps Est $301k · at est. $21/mo HOA · 1% of rent

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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 +14.6/30.0
• ARV discount +7.6/15.0
• DSCR +4.4/10.0
• 1% rule +3.2/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4bd, 2ba, large private lot 4bd, 2ba, large private lot

Key facts

• 0.44 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Annual association fee of $250; Community pool

Exterior

• Parking: 2-car garage; Driveway
• Security: Smoke detectors
• Utilities: Public water; Septic sewer; Electricity available
• Home design: Single-family residence; One level; Residential property; Has a view
• Construction: HardiPlank-type siding; Shingle roof; No basement
• Exterior features: Back yard; Level lot; Community pool

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Central air; Ceiling fans
• Interior features: High ceilings; Walk-in closets; Double pane windows; Dishwasher; Electric range
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $71 ($846/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (18.3% below list).
• Recommended offer: $245k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% in Cusseta-Chattahoochee County — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Russell County (rural): math 18% / reading 45% proficiency, ranked #65 of 129 in AL (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oliver Elementary School (math 17% / reading 37%, grade F, #392 of 627 statewide, top 65%, 463 students, 76% FRL); Russell County Middle School (math 14% / reading 45%, grade F, #129 of 257 statewide, top 52%, 830 students, 77% FRL); Russell County High School (math 17% / reading 27%, grade F, #142 of 305 statewide, top 51%, 1,014 students, 76% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 comparable units currently listed for rent nearby; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

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.
• Russell County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.
• Current owner paid $242k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,000 (18.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $300,531
• List price: $299,999
• Delta: -0.18%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Fast Ln	0.02mi	4/2.0	2,052 (0%)	4mo	$303,000	$148	96
418 Oswichee Rd	0.27mi	4/2.0	2,332 (+14%)	1mo	$325,000	$139	64
462 Oswichee Rd	0.15mi	4/2.0	1,787 (-13%)	10mo	$274,900	$154	63
5 California Ct	0.08mi	4/2.0	2,339 (+14%)	13mo	$334,000	$143	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-44,211
• Equity at exit: $44,731

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-33,084
• Equity at exit: $25,938

Cash invested: $84,000 (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 36875

• Home prices YoY: -10.7%
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$125
• HOA: −$21
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $71

Break-even live

Break-even rent $2,361

Max offer price $299,999

Occupancy floor 92%

Sensitivity live

Price	-10% $240	-5% $155	+0% $71	+5% $-14	+10% $-99
Rent	-10% $-123	-5% $-26	+0% $71	+5% $167	+10% $264
Rate	-1.0pp $222	-0.5pp $147	base $71	+0.5pp $-7	+1.0pp $-86

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Fast Ln Seale, AL	4.0	3.5	3000	$2,450	$0.82	45d	1	0.06mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 30 events

1. 2026-06-22
   days on market $299,999 Active 45 DOM
2. 2026-06-18
   days on market $299,999 Active 42 DOM
3. 2026-06-17
   days on market $299,999 Active 41 DOM
4. 2026-06-16
   days on market $299,999 Active 40 DOM
5. 2026-06-15
   days on market $299,999 Active 39 DOM
6. 2026-06-14
   days on market $299,999 Active 37 DOM
7. 2026-06-13
   days on market $299,999 Active 36 DOM
8. 2026-06-10
   days on market $299,999 Active 34 DOM
9. 2026-06-09
   days on market $299,999 Active 33 DOM
10. 2026-06-08
    days on market $299,999 Active 32 DOM
11. 2026-06-07
    days on market $299,999 Active 31 DOM
12. 2026-06-05
    pricedays on market $299,999 Active 28 DOM
13. 2026-06-02
    days on market $305,000 Active 26 DOM
14. 2026-06-01
    days on market $305,000 Active 25 DOM
15. 2026-05-31
    days on market $305,000 Active 24 DOM
16. 2026-05-30
    days on market $305,000 Active 23 DOM
17. 2026-05-07
    listed $305,000 Active 1008-char remark
18. 2022-07-14
    soldstatus $242,000 55-char remark

    Show marketing remark (27 chars)

    4bd, 2ba, large private lot

19. 2022-07-14
    soldstatus $242,000 Closed

    Show marketing remark (27 chars)

    4bd, 2ba, large private lot

20. 2022-07-14
    soldstatus $242,000

    Show marketing remark (27 chars)

    4bd, 2ba, large private lot

21. 2022-06-18
    historical

    Show marketing remark (27 chars)

    4bd, 2ba, large private lot

22. 2022-06-17
    listed $235,000 55-char remark

    Show marketing remark (27 chars)

    4bd, 2ba, large private lot

23. 2022-06-17
    listed $235,000

    Show marketing remark (27 chars)

    4bd, 2ba, large private lot

24. 2020-05-15
    soldstatus $200,000
25. 2020-05-15
    soldstatus $200,000
26. 2020-05-15
    soldstatus $200,000
27. 2020-05-15
    soldstatus $200,000
28. 2019-11-18
    listed $197,000
29. 2019-11-18
    listed $197,000
30. 2019-11-18
    listed $197,000

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$1,011/yr (+$84/mo · 57.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,400
• − Mortgage interest: −$16,805
• − Property taxes: −$1,749
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$252
• − Depreciation: −$8,727
• Taxable loss: −$4,337
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $1,887/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: Russell County
• NCES district ID: 0102880
• Math proficiency: 18% ▼ -28.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $40,292
• Composite: 26.41/100
• National rank: #7226
• State rank: #65 of 129 in AL

Livability — Cusseta-Chattahoochee County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 17,852
• Population (ZIP): 3,909

Population outlook (Russell County) Hauer SSP2

• Today (2025): 70,137 people
• By 2030: 75,826 · +8.1%
• By 2040: 87,858 · +25.3%
• By 2050: 99,721 · +42.2%
• By 2075: 128,009 · +82.5%
• By 2100: 149,251 · +112.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 26% Two or more races 3%
• Common ancestry: Slovak 2% Danish 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Russell

• 2024 margin: Toss-up / Even · D 50.4% · R 48.7%
• 2008→2024 swing: -5.6pp toward R · 2008: 7.3pp · 2024: 1.7pp
• All cycles: 2024: D+1.7 2020: D+6.4 2016: D+1.9 2012: D+11.8 2008: D+7.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.32%
• Current HPI: 186.7862
• Rent YoY: —
• Metro: —
• 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

+52.3% since first listed

15 events — show timeline

• 2026-06-04 Price Changed $299,999 EABOR
• 2026-05-07 Listed $305,000 EABOR
• 2022-07-14 Sold (Public Records) $242,000 Public Records
• 2022-07-14 Sold (MLS) $242,000 EABOR
• 2022-07-14 Sold (MLS) $242,000 EABOR
• 2022-06-18 Delisted — EABOR
• 2022-06-17 Listed $235,000 EABOR
• 2022-06-17 Listed $235,000 EABOR
• 2020-05-15 Sold (Public Records) $200,000 Public Records
• 2020-05-15 Sold (MLS) $200,000 CBOR
• 2020-05-15 Sold (MLS) $200,000 EABOR
• 2020-05-15 Sold (MLS) $200,000 EABOR
• 2019-11-18 Listed $197,000 CBOR
• 2019-11-18 Listed $197,000 EABOR
• 2019-11-18 Listed $197,000 EABOR

Property tax history

+29.2%/yr

Latest (2025): $1,749 · -0.9% YoY. Source: county tax records.