4 Talon Ct · Cusseta-Chattahoochee County, GA 36856

$320,000

4 bd · 3.0 ba · 2,250 sqft · SingleFamily public records · 5 Days on market

Built 2011 Est $328k · at est.

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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 +10.3/30.0
• ARV discount +8.7/15.0
• 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 +2.1/10.0

Listing remarks

Welcome to 4 Talon Court & acirc; & euro; & rdquo; a beautifully maintained, move-in-ready 4-bedroom, 2-bathroom home perfectly designed for modern living and busy schedules. If you are PCSing to Fort Benning and looking for a vibrant, low-maintenance lifestyle with plenty of space to stretch out, this is it. Say goodbye to endless weekend repair projects and hello to relaxing in your new 2,177-square-foot sanctuary! ?? Property Highlights at a Glance Layout: 4 spacious bedrooms and 2 full bathrooms & acirc; & euro; & rdquo; perfect for families, guests, or a dedicated home office. Commute: Perfectly located for a quick and stress-free drive to Fort Benning& apo

Key facts

• Built 2011
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (28.6% below list).
• Recommended offer: $228k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $9k of equity ($2k loan paydown + $7k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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 $228,444 (28.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.71% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $328,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Winter Hawk Dr	0.05mi	4/2.0	2,024 (-10%)	1mo	$295,000	$146	76
9 Silver Eagle Ct	0.21mi	4/2.0	2,066 (-8%)	0mo	$308,000	$149	72
14 Silver Eagle Ct	0.23mi	4/2.0	2,061 (-8%)	5mo	$297,000	$144	67
8 Silver Eagle Ct	0.25mi	4/2.0	2,061 (-8%)	5mo	$303,000	$147	66
277 Owens Rd	0.50mi	4/2.5	2,182 (-3%)	5mo	$270,700	$124	66
38 Wheatland Way	0.58mi	4/2.5	2,190 (-3%)	3mo	$318,000	$145	64
8 Buckeye Ct	0.41mi	4/2.0	2,044 (-9%)	5mo	$279,900	$137	57
2 Pimlico Dr	0.36mi	3/3.0 (-1)	1,994 (-11%)	4mo	$300,000	$150	56
17 Belmont Dr	0.39mi	4/2.0	1,952 (-13%)	1mo	$290,000	$149	55
25 Belmont Dr	0.36mi	4/2.0	1,946 (-14%)	3mo	$290,000	$149	54
47 Wheatland Way	0.67mi	4/2.0	2,106 (-6%)	4mo	$300,000	$142	51
2 Stoney Mill Ln	0.64mi	4/2.5	2,478 (+10%)	1mo	$339,900	$137	50

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: 3.0%
• Equity multiple: 1.17×
• Total profit: $14,787
• Equity at exit: $130,613

10-year hold

• IRR: 6.7%
• Equity multiple: 1.94×
• Total profit: $84,212
• Equity at exit: $191,523

Cash invested: $89,600 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-176

Break-even live

Break-even rent $2,507

Max offer price $288,995

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-85	+0% $-176	+5% $-266	+10% $-357
Rent	-10% $-356	-5% $-266	+0% $-176	+5% $-85	+10% $5
Rate	-1.0pp $-14	-0.5pp $-94	base $-176	+0.5pp $-258	+1.0pp $-343

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Owens Rd Fort Mitchell, AL	4.0	2.5	2504	$1,895	$0.76	22d	1	0.60mi
11 Hope St Fort Mitchell, AL	5.0	2.5	2603	$2,400	$0.92	15d	1	1.01mi
106 Old Glory Way Fort Mitchell, AL	4.0	2.0	2094	$2,000	$0.96	22d	1	1.15mi

Listing history 6 events

1. 2026-06-18
   days on market $320,000 Active 5 DOM
2. 2026-06-17
   days on market $320,000 Active 4 DOM
3. 2026-06-16
   days on market $320,000 Active 3 DOM
4. 2026-06-15
   days on market $320,000 Active 2 DOM
5. 2026-06-14
   remarks 671-char remark
6. 2026-06-14
   listed $320,000 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: $2,025 · $169/mo
• Projected year-2 tax: $2,944 · $245/mo
• Expected delta: +$919/yr (+$77/mo · 45.4%)

ⓘ 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: $27,413
• − Mortgage interest: −$17,925
• − Property taxes: −$2,025
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$9,309
• Taxable loss: −$7,832
• Est. tax savings @ 24.0%: +$1,880
• After-tax cash flow: $-226/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

+19900.0% since first listed

9 events — show timeline

• 2026-06-14 Listed $320,000 FSBO.com
• 2025-06-14 Rental Removed $2,000 Avail
• 2025-04-22 Listed for Rent $2,000 Avail
• 2024-07-22 Rental Removed $1,900 Avail
• 2024-06-16 Listed for Rent $1,900 Avail
• 2024-05-30 Rental Removed $1,900 Avail
• 2024-05-20 Listed for Rent $1,900 Avail
• 2023-07-21 Rental Removed $1,600 Avail
• 2023-07-14 Listed for Rent $1,600 Avail

Property tax history

+11.7%/yr

Latest (2025): $2,025 · +5.4% YoY. Source: county tax records.