10 Registry Way · Cusseta-Chattahoochee County, GA 36856

$350,000

4 bd · 3.0 ba · 3,180 sqft · SingleFamily public records · 43 Days on market

Built 2009 1.00 ac lot Est $439k · 20% under $25/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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Appreciation +6.1/10.0
• DSCR +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

FEELS NEW and LOOKS NEW!! Beautiful and lots of space in this four bedroom three bath home. Home has been taken care of inside & out. You have a welcome feeling as soon as you pull in the driveway with landscaped yard & front porch. Entry foyer with wood floors. Living room with fireplace and fits your grand piano perfectly. Separate dining room. Kitchen has granite with stainless appliances. You will be pleased with the great cabinet and counter space. Breakfast bar and breakfast area. Kitchen overlooks keeping room that is great for extra family time or entertaining. that has wood floors. Master suite with extra sitting space or workout space. All the room you will need in the this area with a great soaker tub, separate shower, double vanity & walk in closet, 2 other bedrooms upstairs with another full bath having double vanity. Downstairs has bedroom & full bath. Backyard has a fenced garden area, storage buildings, firepit, perfectly landscaped. Sunroom, back patio, Pavers, etc.

Key facts

• 1 acre lot
• 2 garage spots
• Built 2009

Tags

• WOOD FLOORS IN ENTRY FOYER
• KEEPING ROOM WITH WOOD FLOORS
• SOAKER TUB AND SEPARATE SHOWER
• FENCED GARDEN AREA IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (30.6% below list).
• Recommended offer: $243k (30.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.1% 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.
• Market conditions: 2 comparable units currently listed for rent nearby; solid renter incomes; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (2.2% local appreciation)).
• Russell County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,889 (30.6% 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 43 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $438,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Heartland Blvd	0.15mi	5/3.0 (+1)	3,151 (-1%)	0mo	$472,130	$150	86
8 Revolutionary Ct	0.09mi	5/4.0 (+1)	3,324 (+4%)	0mo	$457,250	$138	79
37 Heartland Blvd	0.16mi	5/4.0 (+1)	3,324 (+4%)	1mo	$459,100	$138	75
43 Seminole Trl	0.45mi	4/2.5	3,120 (-2%)	2mo	$335,000	$107	72
44 Heartland Blvd	0.27mi	4/2.5	2,778 (-13%)	2mo	$394,900	$142	63
60 Heartland Blvd	0.37mi	5/3.0 (+1)	2,864 (-10%)	3mo	$394,900	$138	59
55 Sugar Maple Dr	0.58mi	4/3.5	3,029 (-5%)	5mo	$444,900	$147	59
15 Sugar Loaf Ln	0.47mi	4/2.5	3,452 (+9%)	3mo	$349,000	$101	59
51 Seminole Trl	0.49mi	5/3.5 (+1)	3,424 (+8%)	3mo	$310,000	$91	55
5 Honor Dr	0.52mi	5/4.5 (+1)	3,389 (+7%)	3mo	$345,000	$102	51
2 Sugar Maple Dr	0.42mi	4/2.5	2,727 (-14%)	4mo	$245,175	$90	51
91 Old Glory Way	0.64mi	4/3.0	3,585 (+13%)	3mo	$299,550	$84	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.17×
• Total profit: $16,927
• Equity at exit: $142,859

10-year hold

• IRR: 6.8%
• Equity multiple: 1.96×
• Total profit: $93,616
• Equity at exit: $209,478

Cash invested: $98,000 (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 36856

• Home prices YoY: 1.4%
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,429 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$146
• HOA: −$25
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-179

Break-even live

Break-even rent $2,656

Max offer price $318,297

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-80	+0% $-179	+5% $-279	+10% $-378
Rent	-10% $-371	-5% $-275	+0% $-179	+5% $-84	+10% $12
Rate	-1.0pp $-3	-0.5pp $-90	base $-179	+0.5pp $-270	+1.0pp $-362

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Apache Trl Fort Mitchell, AL	4.0	2.5	2738	$1,900	$0.69	14d	1	0.30mi
11 Hope St Fort Mitchell, AL	5.0	2.5	2603	$2,400	$0.92	14d	1	0.69mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 5 events

1. 2024-08-30
   soldstatus $350,000 Closed 1022-char remark

   Show marketing remark (1022 chars)

   FEELS NEW and LOOKS NEW!! Beautiful and lots of space in this four bedroom three bath home. Home has been taken care of inside & out. You have a welcome feeling as soon as you pull in the driveway with landscaped yard & front porch. Entry foyer with wood floors. Living room with fireplace and fits your grand piano perfectly. Separate dining room. Kitchen has granite with stainless appliances. You will be pleased with the great cabinet and counter space. Breakfast bar and breakfast area. Kitchen overlooks keeping room that is great for extra family time or entertaining. that has wood floors. Master suite with extra sitting space or workout space. All the room you will need in the this area with a great soaker tub, separate shower, double vanity & walk in closet, 2 other bedrooms upstairs with another full bath having double vanity. Downstairs has bedroom & full bath. Backyard has a fenced garden area, storage buildings, firepit, perfectly landscaped. Sunroom, back patio, Pavers, etc.

2. 2024-07-26
   status Pending

   Show marketing remark (1022 chars)

   FEELS NEW and LOOKS NEW!! Beautiful and lots of space in this four bedroom three bath home. Home has been taken care of inside & out. You have a welcome feeling as soon as you pull in the driveway with landscaped yard & front porch. Entry foyer with wood floors. Living room with fireplace and fits your grand piano perfectly. Separate dining room. Kitchen has granite with stainless appliances. You will be pleased with the great cabinet and counter space. Breakfast bar and breakfast area. Kitchen overlooks keeping room that is great for extra family time or entertaining. that has wood floors. Master suite with extra sitting space or workout space. All the room you will need in the this area with a great soaker tub, separate shower, double vanity & walk in closet, 2 other bedrooms upstairs with another full bath having double vanity. Downstairs has bedroom & full bath. Backyard has a fenced garden area, storage buildings, firepit, perfectly landscaped. Sunroom, back patio, Pavers, etc.

3. 2024-07-26
   status Pending 1022-char remark

   Show marketing remark (1022 chars)

   FEELS NEW and LOOKS NEW!! Beautiful and lots of space in this four bedroom three bath home. Home has been taken care of inside & out. You have a welcome feeling as soon as you pull in the driveway with landscaped yard & front porch. Entry foyer with wood floors. Living room with fireplace and fits your grand piano perfectly. Separate dining room. Kitchen has granite with stainless appliances. You will be pleased with the great cabinet and counter space. Breakfast bar and breakfast area. Kitchen overlooks keeping room that is great for extra family time or entertaining. that has wood floors. Master suite with extra sitting space or workout space. All the room you will need in the this area with a great soaker tub, separate shower, double vanity & walk in closet, 2 other bedrooms upstairs with another full bath having double vanity. Downstairs has bedroom & full bath. Backyard has a fenced garden area, storage buildings, firepit, perfectly landscaped. Sunroom, back patio, Pavers, etc.

4. 2024-06-13
   listed $350,000 Active
5. 2024-04-23
   listed $350,000 Active 1022-char remark

   Show marketing remark (1022 chars)

   FEELS NEW and LOOKS NEW!! Beautiful and lots of space in this four bedroom three bath home. Home has been taken care of inside & out. You have a welcome feeling as soon as you pull in the driveway with landscaped yard & front porch. Entry foyer with wood floors. Living room with fireplace and fits your grand piano perfectly. Separate dining room. Kitchen has granite with stainless appliances. You will be pleased with the great cabinet and counter space. Breakfast bar and breakfast area. Kitchen overlooks keeping room that is great for extra family time or entertaining. that has wood floors. Master suite with extra sitting space or workout space. All the room you will need in the this area with a great soaker tub, separate shower, double vanity & walk in closet, 2 other bedrooms upstairs with another full bath having double vanity. Downstairs has bedroom & full bath. Backyard has a fenced garden area, storage buildings, firepit, perfectly landscaped. Sunroom, back patio, Pavers, etc.

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$2,116/yr (+$176/mo · 191.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,147
• − Mortgage interest: −$19,605
• − Property taxes: −$1,104
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,332
• − Management: −$2,332
• − HOA: −$300
• − Depreciation: −$10,182
• Taxable loss: −$8,458
• Est. tax savings @ 24.0%: +$2,030
• After-tax cash flow: $-124/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

• County: Russell County
• City population: 17,852
• Metro: Columbus, GA-AL
• Population (ZIP): 8,716
• Household income: $75,381
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 14.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 53% White 32% Hispanic / Latino 13% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Dominican 3%
• Common ancestry: French 1% Iranian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Russian/Polish/Slavic 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: ▲ 2.25%
• Current HPI: 169.099
• Rent YoY: —
• 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

+0.0% since first listed

5 events — show timeline

• 2024-08-30 Sold (MLS) $350,000 CBOR
• 2024-07-26 Pending — EABOR
• 2024-07-26 Pending — CBOR
• 2024-06-13 Listed $350,000 EABOR
• 2024-04-23 Listed $350,000 CBOR

Property tax history

+4.3%/yr

Latest (2024): $1,104 · +3.0% YoY. Source: county tax records.