152 Mclendon Rd · Cusseta-Chattahoochee County, GA 36856

$325,000

4 bd · 2.0 ba · 1,899 sqft · SingleFamily public records · 120 Days on market

Built 2024 0.60 ac lot Est $302k · 8% over

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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 +10.1/30.0
• Appreciation +6.1/10.0
• ARV discount +4.1/15.0
• DSCR +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

Move-in ready! This gorgeous 2024-built home features an open floor plan with a split layout, offering 4 bedrooms and 2 bathrooms. The master suite boasts an ensuite with dual walk-in closets, a separate tub and shower, and a double vanity. The kitchen comes equipped with stainless steel appliances, granite countertops, a breakfast nook, and a walk-in pantry. Relax on the covered rear porch overlooking the private backyard and enjoy the ease of a side-entry double garage. Conveniently located near Fort Moore!

Key facts

• Master suite
• Dual walk-in closets
• Open floor plan

Tags

• OPEN FLOOR PLAN
• SPLIT LAYOUT
• MASTER SUITE
• ENSUITE
• DUAL WALK-IN CLOSETS
• SEPARATE TUB AND SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (32.4% below list).
• Recommended offer: $220k (32.4% 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: 1 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 35% 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 + $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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $219,542 (32.4% 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 120 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.68% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $301,941
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
370 Owens Rd	0.33mi	4/2.0	1,889 (-0%)	4mo	$330,000	$175	80
12 Eagle Nest Dr	0.40mi	4/2.0	1,831 (-4%)	1mo	$285,000	$156	74
16 Eagle Nest Dr	0.36mi	4/2.0	1,867 (-2%)	11mo	$295,000	$158	71
374 Owens Rd	0.39mi	4/2.0	1,975 (+4%)	9mo	$362,000	$183	68
15 Eagle Nest Dr	0.38mi	4/2.0	2,039 (+7%)	6mo	$299,900	$147	65
13 Eagle Ridge Ln	0.53mi	4/2.0	1,804 (-5%)	9mo	$286,900	$159	60
8 Eagle Ridge Ln	0.51mi	4/2.0	1,782 (-6%)	12mo	$272,500	$153	56
29 Winter Hawk Dr	0.69mi	4/2.0	2,024 (+7%)	1mo	$295,000	$146	56
13 Maxwell Dr	0.68mi	4/2.0	1,776 (-6%)	3mo	$287,000	$162	55
22 Pimlico Dr	0.74mi	4/2.0	1,941 (+2%)	10mo	$314,900	$162	53
12 Maxwell Dr	0.70mi	4/2.0	1,723 (-9%)	2mo	$295,000	$171	50
37 Winter Hawk Dr	0.75mi	4/2.0	2,048 (+8%)	10mo	$290,000	$142	44

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: 2.9%
• Equity multiple: 1.16×
• Total profit: $14,381
• Equity at exit: $132,654

10-year hold

• IRR: 6.6%
• Equity multiple: 1.92×
• Total profit: $83,996
• Equity at exit: $194,516

Cash invested: $91,000 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-187

Break-even live

Break-even rent $2,433

Max offer price $291,903

Occupancy floor —

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	21d	1	0.48mi

Listing history 13 events

1. 2026-02-03
   status Pending 514-char remark

   Show marketing remark (514 chars)

   Move-in ready! This gorgeous 2024-built home features an open floor plan with a split layout, offering 4 bedrooms and 2 bathrooms. The master suite boasts an ensuite with dual walk-in closets, a separate tub and shower, and a double vanity. The kitchen comes equipped with stainless steel appliances, granite countertops, a breakfast nook, and a walk-in pantry. Relax on the covered rear porch overlooking the private backyard and enjoy the ease of a side-entry double garage. Conveniently located near Fort Moore!

2. 2026-02-03
   status Pending

   Show marketing remark (514 chars)

   Move-in ready! This gorgeous 2024-built home features an open floor plan with a split layout, offering 4 bedrooms and 2 bathrooms. The master suite boasts an ensuite with dual walk-in closets, a separate tub and shower, and a double vanity. The kitchen comes equipped with stainless steel appliances, granite countertops, a breakfast nook, and a walk-in pantry. Relax on the covered rear porch overlooking the private backyard and enjoy the ease of a side-entry double garage. Conveniently located near Fort Moore!

3. 2025-12-06
   price $325,000
4. 2025-12-05
   price $325,000 514-char remark

   Show marketing remark (514 chars)

   Move-in ready! This gorgeous 2024-built home features an open floor plan with a split layout, offering 4 bedrooms and 2 bathrooms. The master suite boasts an ensuite with dual walk-in closets, a separate tub and shower, and a double vanity. The kitchen comes equipped with stainless steel appliances, granite countertops, a breakfast nook, and a walk-in pantry. Relax on the covered rear porch overlooking the private backyard and enjoy the ease of a side-entry double garage. Conveniently located near Fort Moore!

5. 2025-10-06
   listed $330,000 Active

   Show marketing remark (514 chars)

   Move-in ready! This gorgeous 2024-built home features an open floor plan with a split layout, offering 4 bedrooms and 2 bathrooms. The master suite boasts an ensuite with dual walk-in closets, a separate tub and shower, and a double vanity. The kitchen comes equipped with stainless steel appliances, granite countertops, a breakfast nook, and a walk-in pantry. Relax on the covered rear porch overlooking the private backyard and enjoy the ease of a side-entry double garage. Conveniently located near Fort Moore!

6. 2025-10-06
   historical $330,000

   Show marketing remark (514 chars)

   Move-in ready! This gorgeous 2024-built home features an open floor plan with a split layout, offering 4 bedrooms and 2 bathrooms. The master suite boasts an ensuite with dual walk-in closets, a separate tub and shower, and a double vanity. The kitchen comes equipped with stainless steel appliances, granite countertops, a breakfast nook, and a walk-in pantry. Relax on the covered rear porch overlooking the private backyard and enjoy the ease of a side-entry double garage. Conveniently located near Fort Moore!

7. 2025-10-06
   listed $330,000 Active 514-char remark

   Show marketing remark (514 chars)

   Move-in ready! This gorgeous 2024-built home features an open floor plan with a split layout, offering 4 bedrooms and 2 bathrooms. The master suite boasts an ensuite with dual walk-in closets, a separate tub and shower, and a double vanity. The kitchen comes equipped with stainless steel appliances, granite countertops, a breakfast nook, and a walk-in pantry. Relax on the covered rear porch overlooking the private backyard and enjoy the ease of a side-entry double garage. Conveniently located near Fort Moore!

8. 2024-09-30
   soldstatus $298,000
9. 2024-09-25
   soldstatus $298,000 Closed
10. 2024-08-28
    status Pending
11. 2024-07-24
    listed $295,000 Active
12. 2024-07-24
    listed $295,000
13. 2007-02-28
    soldstatus $11,250

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$2,006/yr (+$167/mo · 203.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,345
• − Mortgage interest: −$18,205
• − Property taxes: −$984
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$9,455
• Taxable loss: −$8,139
• Est. tax savings @ 24.0%: +$1,953
• After-tax cash flow: $-295/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

+2788.9% since first listed

13 events — show timeline

• 2026-02-03 Pending — CBOR
• 2026-02-03 Pending — EABOR
• 2025-12-06 Price Changed $325,000 EABOR
• 2025-12-05 Price Changed $325,000 CBOR
• 2025-10-06 Listed $330,000 EABOR
• 2025-10-06 Coming Soon $330,000 EABOR
• 2025-10-06 Listed $330,000 CBOR
• 2024-09-30 Sold (MLS) $298,000 CBOR
• 2024-09-25 Sold (MLS) $298,000 EABOR
• 2024-08-28 Pending — EABOR
• 2024-07-24 Listed $295,000 EABOR
• 2024-07-24 Listed $295,000 CBOR
• 2007-02-28 Sold (Public Records) $11,250 Public Records

Property tax history

+23.1%/yr

Latest (2025): $984 · +708.6% YoY. Source: county tax records.