13 Pawnee Trl · Cusseta-Chattahoochee County, GA 36856

$319,900

4 bd · 3.0 ba · 2,682 sqft · SingleFamily public records · 14 Days on market

Built 2009 0.36 ac lot Est $319k · at est. $67/mo HOA · 3% 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 +10.6/30.0
• ARV discount +7.4/15.0
• 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 MLS

Take a peek at this amazingly well kept two story home! Featuring an open concept, 4 bedrooms, 3 baths, 2682 sq. ft. . The main level living areas offer laminate wood flooring, a seperate living area, seperate dining room, one bedroom and one full bath. The kitchen has tons of cabinet and counterspace, an island, a window over the sink that over looks the backyard to keep an eye on the kids and pups while they are outside playing. The living room is spacious and has a wood burning fireplace. The upstairs has a loft area that is great for the kids, man cave or an office space. The master is huge and has a seperate sitting area, ensuite bath with his and her vanities, seperate soaking tub, shower and walk in closet. The front porch has tons of space for those rocking chairs and the back porch is covered and screened in making great spaces for entertaining. 4 bedroom, 3 bath, seperate dining, seperate living area, one bedroom and one full bath downstairs, master upstairs.

Key facts

• Main-level bedroom
• Two-story foyer
• Sitting area

Tags

• TWO-STORY FOYER
• WOOD-BURNING FIREPLACE
• CENTER ISLAND
• MAIN-LEVEL BEDROOM
• OPEN LOFT-STYLE COMMON AREA
• SITTING AREA

Property features AI

Finance

• HOA & community: Homeowners association with $400 annual fee (about $33.33/month)

Exterior

• Parking: Attached 1-car garage; 1 covered parking space
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Single-family residence; Two levels; No common walls
• Construction: Vinyl siding; Composition roof
• Exterior features: Back yard fencing; Patio with screened area; Other exterior features; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Entrance foyer; Stone fireplace
• Laundry & utility: Laundry room (other)

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 $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (29.2% below list).
• Recommended offer: $226k (29.2% 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: 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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 $226,413 (29.2% 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. 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: 0.71% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $319,158
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Cheyenne Trl	0.06mi	4/3.5	2,658 (-1%)	5mo	$325,500	$122	90
119 Seminole Trl	0.24mi	4/3.0	2,658 (-1%)	13mo	$260,000	$98	76
9 Seminole Ct	0.28mi	4/3.0	2,658 (-1%)	12mo	$310,000	$117	75
1 Cheyenne Trail Trl	0.05mi	3/2.5 (-1)	2,756 (+3%)	14mo	$295,000	$107	74
10 Pawnee Trl	0.05mi	3/2.5 (-1)	2,810 (+5%)	13mo	$308,000	$110	72
5 Ottawa Trl	0.54mi	4/3.0	2,618 (-2%)	3mo	$240,000	$92	69
87 Seminole Trl	0.11mi	4/3.0	2,359 (-12%)	11mo	$286,000	$121	65
13 Seminole Trl	0.68mi	4/3.0	2,618 (-2%)	14mo	$290,000	$111	53
7 Heartland Blvd	0.74mi	5/3.0 (+1)	2,637 (-2%)	9mo	$371,850	$141	50
57 Sweetwater Park Dr	0.71mi	5/3.5 (+1)	2,784 (+4%)	12mo	$412,000	$148	44
7 Landings Dr	0.74mi	5/3.0 (+1)	2,784 (+4%)	13mo	$330,000	$119	43
4 Heartland Blvd	0.75mi	4/2.5	2,406 (-10%)	10mo	$359,950	$150	38

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: 3.2%
• Equity multiple: 1.18×
• Total profit: $15,692
• Equity at exit: $130,573

10-year hold

• IRR: 6.9%
• Equity multiple: 1.96×
• Total profit: $86,098
• Equity at exit: $191,463

Cash invested: $89,572 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,264 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$133
• HOA: −$67
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-161

Break-even live

Break-even rent $2,468

Max offer price $291,481

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	13d	1	0.52mi
106 Old Glory Way Fort Mitchell, AL	4.0	2.0	2094	$2,000	$0.96	21d	1	1.35mi
11 Hope St Fort Mitchell, AL	5.0	2.5	2603	$2,400	$0.92	13d	1	1.38mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 20 events

1. 2026-06-13
   statusdays on market $319,900 Pending 14 DOM
2. 2026-06-10
   days on market $319,900 Active 13 DOM
3. 2026-06-09
   days on market $319,900 Active 12 DOM
4. 2026-06-08
   days on market $319,900 Active 11 DOM
5. 2026-06-07
   days on market $319,900 Active 10 DOM
6. 2026-06-05
   days on market $319,900 Active 7 DOM
7. 2026-06-02
   days on market $319,900 Active 5 DOM
8. 2026-06-01
   days on market $319,900 Active 4 DOM
9. 2026-05-31
   days on market $319,900 Active 3 DOM
10. 2026-05-30
    days on market $319,900 Active 2 DOM
11. 2026-05-28
    listed $319,900 Active
12. 2022-06-16
    soldstatus $281,500 983-char remark

    Show marketing remark (866 chars)

    Take a peek at this amazingly well kept two story home! Featuring an open concept, 4 bedrooms, 3 baths, 2682 sq. ft. . The main level living areas offer laminate wood flooring, a seperate living area, seperate dining room, one bedroom and one full bath. The kitchen has tons of cabinet and counterspace, an island, a window over the sink that over looks the backyard to keep an eye on the kids and pups while they are outside playing. The living room is spacious and has a wood burning fireplace. The upstairs has a loft area that is great for the kids, man cave or an office space. The master is huge and has a seperate sitting area, ensuite bath with his and her vanities, seperate soaking tub, shower and walk in closet. The front porch has tons of space for those rocking chairs and the back porch is covered and screened in making great spaces for entertaining.

13. 2022-06-16
    soldstatus $281,500 866-char remark

    Show marketing remark (866 chars)

    Take a peek at this amazingly well kept two story home! Featuring an open concept, 4 bedrooms, 3 baths, 2682 sq. ft. . The main level living areas offer laminate wood flooring, a seperate living area, seperate dining room, one bedroom and one full bath. The kitchen has tons of cabinet and counterspace, an island, a window over the sink that over looks the backyard to keep an eye on the kids and pups while they are outside playing. The living room is spacious and has a wood burning fireplace. The upstairs has a loft area that is great for the kids, man cave or an office space. The master is huge and has a seperate sitting area, ensuite bath with his and her vanities, seperate soaking tub, shower and walk in closet. The front porch has tons of space for those rocking chairs and the back porch is covered and screened in making great spaces for entertaining.

14. 2022-06-16
    soldstatus $281,500

    Show marketing remark (866 chars)

    Take a peek at this amazingly well kept two story home! Featuring an open concept, 4 bedrooms, 3 baths, 2682 sq. ft. . The main level living areas offer laminate wood flooring, a seperate living area, seperate dining room, one bedroom and one full bath. The kitchen has tons of cabinet and counterspace, an island, a window over the sink that over looks the backyard to keep an eye on the kids and pups while they are outside playing. The living room is spacious and has a wood burning fireplace. The upstairs has a loft area that is great for the kids, man cave or an office space. The master is huge and has a seperate sitting area, ensuite bath with his and her vanities, seperate soaking tub, shower and walk in closet. The front porch has tons of space for those rocking chairs and the back porch is covered and screened in making great spaces for entertaining.

15. 2022-06-15
    soldstatus $281,500
16. 2022-04-15
    listed $275,000 983-char remark

    Show marketing remark (866 chars)

    Take a peek at this amazingly well kept two story home! Featuring an open concept, 4 bedrooms, 3 baths, 2682 sq. ft. . The main level living areas offer laminate wood flooring, a seperate living area, seperate dining room, one bedroom and one full bath. The kitchen has tons of cabinet and counterspace, an island, a window over the sink that over looks the backyard to keep an eye on the kids and pups while they are outside playing. The living room is spacious and has a wood burning fireplace. The upstairs has a loft area that is great for the kids, man cave or an office space. The master is huge and has a seperate sitting area, ensuite bath with his and her vanities, seperate soaking tub, shower and walk in closet. The front porch has tons of space for those rocking chairs and the back porch is covered and screened in making great spaces for entertaining.

17. 2022-04-15
    listed $275,000 866-char remark

    Show marketing remark (866 chars)

    Take a peek at this amazingly well kept two story home! Featuring an open concept, 4 bedrooms, 3 baths, 2682 sq. ft. . The main level living areas offer laminate wood flooring, a seperate living area, seperate dining room, one bedroom and one full bath. The kitchen has tons of cabinet and counterspace, an island, a window over the sink that over looks the backyard to keep an eye on the kids and pups while they are outside playing. The living room is spacious and has a wood burning fireplace. The upstairs has a loft area that is great for the kids, man cave or an office space. The master is huge and has a seperate sitting area, ensuite bath with his and her vanities, seperate soaking tub, shower and walk in closet. The front porch has tons of space for those rocking chairs and the back porch is covered and screened in making great spaces for entertaining.

18. 2022-04-15
    listed $275,000

    Show marketing remark (866 chars)

    Take a peek at this amazingly well kept two story home! Featuring an open concept, 4 bedrooms, 3 baths, 2682 sq. ft. . The main level living areas offer laminate wood flooring, a seperate living area, seperate dining room, one bedroom and one full bath. The kitchen has tons of cabinet and counterspace, an island, a window over the sink that over looks the backyard to keep an eye on the kids and pups while they are outside playing. The living room is spacious and has a wood burning fireplace. The upstairs has a loft area that is great for the kids, man cave or an office space. The master is huge and has a seperate sitting area, ensuite bath with his and her vanities, seperate soaking tub, shower and walk in closet. The front porch has tons of space for those rocking chairs and the back porch is covered and screened in making great spaces for entertaining.

19. 2020-01-31
    soldstatus $183,500
20. 2020-01-02
    listed $183,500

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $2,943 · $245/mo
• Expected delta: +$2,083/yr (+$174/mo · 242.3%)

ⓘ 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 ≥108°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: $27,170
• − Mortgage interest: −$17,919
• − Property taxes: −$860
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − HOA: −$804
• − Depreciation: −$9,306
• Taxable loss: −$7,666
• Est. tax savings @ 24.0%: +$1,840
• After-tax cash flow: $-91/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

+74.3% since first listed

10 events — show timeline

• 2026-05-28 Listed $319,900 EABOR
• 2022-06-16 Sold (MLS) $281,500 CBOR
• 2022-06-16 Sold (MLS) $281,500 EABOR
• 2022-06-16 Sold (MLS) $281,500 EABOR
• 2022-06-15 Sold (Public Records) $281,500 Public Records
• 2022-04-15 Listed $275,000 CBOR
• 2022-04-15 Listed $275,000 EABOR
• 2022-04-15 Listed $275,000 EABOR
• 2020-01-31 Sold (MLS) $183,500 CBOR
• 2020-01-02 Listed $183,500 CBOR

Property tax history

+3.1%/yr

Latest (2025): $860 · +6.5% YoY. Source: county tax records.