34 Farmbrook Dr · Cusseta-Chattahoochee County, GA 36856

$249,900

4 bd · 2.0 ba · 1,443 sqft · SingleFamily public records · 98 Days on market

Built 2004 0.96 ac lot Est $229k · 9% 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 +16.3/30.0
• Appreciation +6.1/10.0
• DSCR +5.1/10.0
• 1% rule +3.5/10.0
• ARV discount +3.5/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A pristine prize is this 4-bedroom 2-bath home located in Farmbrook subdivision! Brand new $12,000 HVAC system with an air purification system included. Granite countertops in the kitchen and bathrooms. Cozy fireplace in the vaulted great room. Nice main bedroom suite with a large spa-type bath. Double vanities with garden tub & separate shower. Walk-in closet with nice shelving. Double car garage, covered patio, overlooking a large privacy fenced backyard.

Key facts

• Vaulted great room
• Main bedroom suite
• Cozy fireplace

Tags

• HVAC SYSTEM
• AIR PURIFICATION SYSTEM
• GRANITE COUNTERTOPS
• COZY FIREPLACE
• VAULTED GREAT ROOM
• MAIN BEDROOM SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $213k (14.6% below list).
• Recommended offer: $213k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Mt Olive Primary School (392 students, 62% 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).
• Market conditions: Solid renter incomes; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $7k of equity ($2k loan paydown + $6k appreciation (2.2% local appreciation)).
• Russell County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 8y 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 $213,294 (14.6% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $229,437
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Fallowfield Dr	0.08mi	3/2.0 (-1)	1,440 (-0%)	6mo	$229,900	$160	86
35 Farmbrook Dr	0.04mi	3/2.0 (-1)	1,472 (+2%)	7mo	$230,000	$156	84
10 Whippoorwill Ln	0.17mi	3/2.0 (-1)	1,392 (-4%)	3mo	$225,000	$162	79
11 Summershade Ct Ct	0.39mi	3/2.0 (-1)	1,428 (-1%)	2mo	$258,400	$181	74
11 Mclendon Rd	0.28mi	3/2.0 (-1)	1,426 (-1%)	12mo	$223,000	$156	70
23 Whippoorwill Ln	0.22mi	4/2.0	1,620 (+12%)	7mo	$256,900	$159	64
51 Mclendon Rd	0.23mi	3/2.0 (-1)	1,602 (+11%)	9mo	$232,500	$145	58
4 Hope St	0.57mi	3/2.0 (-1)	1,529 (+6%)	1mo	$242,000	$158	58
3 Hope St	0.61mi	3/2.0 (-1)	1,443 (0%)	14mo	$237,000	$164	55
71 Owens Rd	0.68mi	3/2.0 (-1)	1,400 (-3%)	12mo	$149,900	$107	49
26 Justice Dr	0.52mi	3/2.0 (-1)	1,548 (+7%)	13mo	$240,000	$155	48
14 Wheatland Ct	0.50mi	3/2.0 (-1)	1,650 (+14%)	13mo	$270,000	$164	36

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: 7.6%
• Equity multiple: 1.42×
• Total profit: $29,150
• Equity at exit: $102,001

10-year hold

• IRR: 10.7%
• Equity multiple: 2.48×
• Total profit: $103,773
• Equity at exit: $149,568

Cash invested: $69,972 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,133 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $139

Break-even live

Break-even rent $1,957

Max offer price $249,900

Occupancy floor 88%

Sensitivity live

Price	-10% $281	-5% $210	+0% $139	+5% $69	+10% $-2
Rent	-10% $-29	-5% $55	+0% $139	+5% $223	+10% $308
Rate	-1.0pp $265	-0.5pp $203	base $139	+0.5pp $74	+1.0pp $9

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-01-20
   status Pending
2. 2025-12-09
   soldstatus $251,000 Closed 467-char remark

   Show marketing remark (467 chars)

   A pristine prize is this 4-bedroom 2-bath home located in Farmbrook subdivision! Brand new $12,000 HVAC system with an air purification system included. Granite countertops in the kitchen and bathrooms. Cozy fireplace in the vaulted great room. Nice main bedroom suite with a large spa-type bath. Double vanities with garden tub & separate shower. Walk-in closet with nice shelving. Double car garage, covered patio, overlooking a large privacy fenced backyard.

3. 2025-12-09
   soldstatus $251,000 Closed 467-char remark

   Show marketing remark (467 chars)

   A pristine prize is this 4-bedroom 2-bath home located in Farmbrook subdivision! Brand new $12,000 HVAC system with an air purification system included. Granite countertops in the kitchen and bathrooms. Cozy fireplace in the vaulted great room. Nice main bedroom suite with a large spa-type bath. Double vanities with garden tub & separate shower. Walk-in closet with nice shelving. Double car garage, covered patio, overlooking a large privacy fenced backyard.

4. 2025-11-25
   status Pending 467-char remark

   Show marketing remark (467 chars)

   A pristine prize is this 4-bedroom 2-bath home located in Farmbrook subdivision! Brand new $12,000 HVAC system with an air purification system included. Granite countertops in the kitchen and bathrooms. Cozy fireplace in the vaulted great room. Nice main bedroom suite with a large spa-type bath. Double vanities with garden tub & separate shower. Walk-in closet with nice shelving. Double car garage, covered patio, overlooking a large privacy fenced backyard.

5. 2025-11-24
   status Pending 467-char remark

   Show marketing remark (467 chars)

   A pristine prize is this 4-bedroom 2-bath home located in Farmbrook subdivision! Brand new $12,000 HVAC system with an air purification system included. Granite countertops in the kitchen and bathrooms. Cozy fireplace in the vaulted great room. Nice main bedroom suite with a large spa-type bath. Double vanities with garden tub & separate shower. Walk-in closet with nice shelving. Double car garage, covered patio, overlooking a large privacy fenced backyard.

6. 2025-11-11
   historical Contingent
7. 2025-10-31
   price $249,900
8. 2025-10-29
   listed $249,900 Active 467-char remark

   Show marketing remark (467 chars)

   A pristine prize is this 4-bedroom 2-bath home located in Farmbrook subdivision! Brand new $12,000 HVAC system with an air purification system included. Granite countertops in the kitchen and bathrooms. Cozy fireplace in the vaulted great room. Nice main bedroom suite with a large spa-type bath. Double vanities with garden tub & separate shower. Walk-in closet with nice shelving. Double car garage, covered patio, overlooking a large privacy fenced backyard.

9. 2025-10-28
   listed $249,900 Active 467-char remark

   Show marketing remark (467 chars)

   A pristine prize is this 4-bedroom 2-bath home located in Farmbrook subdivision! Brand new $12,000 HVAC system with an air purification system included. Granite countertops in the kitchen and bathrooms. Cozy fireplace in the vaulted great room. Nice main bedroom suite with a large spa-type bath. Double vanities with garden tub & separate shower. Walk-in closet with nice shelving. Double car garage, covered patio, overlooking a large privacy fenced backyard.

10. 2025-10-14
    listed $265,000 Active
11. 2024-10-04
    soldstatus $232,000 Closed
12. 2024-10-04
    soldstatus $232,000 Closed
13. 2024-10-03
    soldstatus $209,000
14. 2024-09-17
    status Pending
15. 2024-09-17
    status Pending
16. 2024-09-11
    listed $230,000 Active
17. 2024-09-11
    listed $230,000 Active
18. 2024-09-05
    historical $230,000
19. 2024-09-05
    historical $230,000
20. 2023-02-27
    soldstatus $209,000
21. 2023-02-27
    soldstatus $209,000 Closed
22. 2023-02-27
    soldstatus $209,000
23. 2023-02-27
    soldstatus $209,000
24. 2023-01-31
    status Pending
25. 2023-01-25
    listed $209,000
26. 2023-01-25
    listed $209,000 Active
27. 2023-01-25
    listed $209,000
28. 2020-11-30
    soldstatus $160,000
29. 2020-11-30
    soldstatus $160,000
30. 2020-11-30
    soldstatus $160,000
31. 2020-11-30
    soldstatus $160,000
32. 2020-10-28
    listed $160,000
33. 2020-10-28
    listed $160,000
34. 2020-10-28
    listed $160,000
35. 2018-11-19
    soldstatus $140,000
36. 2018-11-14
    soldstatus $140,000
37. 2018-09-20
    listed $134,900
38. 2018-04-20
    soldstatus $65,000
39. 2018-03-16
    listed $46,000
40. 2008-03-03
    soldstatus $139,900
41. 2003-11-06
    soldstatus $140,544

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$725/yr (+$60/mo · 46.1%)

ⓘ 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: $25,595
• − Mortgage interest: −$13,998
• − Property taxes: −$1,574
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$7,270
• Taxable loss: −$2,591
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $2,293/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

+78.6% since first listed

41 events — show timeline

• 2026-01-20 Pending — MAAR
• 2025-12-09 Sold (MLS) $251,000 EABOR
• 2025-12-09 Sold (MLS) $251,000 LCMLS
• 2025-11-25 Pending — EABOR
• 2025-11-24 Pending — LCMLS
• 2025-11-11 Contingent — MAAR
• 2025-10-31 Price Changed $249,900 MAAR
• 2025-10-29 Listed $249,900 LCMLS
• 2025-10-28 Listed $249,900 EABOR
• 2025-10-14 Listed $265,000 MAAR
• 2024-10-04 Sold (MLS) $232,000 LCMLS
• 2024-10-04 Sold (MLS) $232,000 EABOR
• 2024-10-03 Sold (Public Records) $209,000 Public Records
• 2024-09-17 Pending — EABOR
• 2024-09-17 Pending — LCMLS
• 2024-09-11 Listed $230,000 EABOR
• 2024-09-11 Listed $230,000 LCMLS
• 2024-09-05 Coming Soon $230,000 LCMLS
• 2024-09-05 Coming Soon $230,000 EABOR
• 2023-02-27 Sold (Public Records) $209,000 Public Records
• 2023-02-27 Sold (MLS) $209,000 EABOR
• 2023-02-27 Sold (MLS) $209,000 EABOR
• 2023-02-27 Sold (MLS) $209,000 CBOR
• 2023-01-31 Pending — EABOR
• 2023-01-25 Listed $209,000 EABOR
• 2023-01-25 Listed $209,000 EABOR
• 2023-01-25 Listed $209,000 CBOR
• 2020-11-30 Sold (Public Records) $160,000 Public Records
• 2020-11-30 Sold (MLS) $160,000 CBOR
• 2020-11-30 Sold (MLS) $160,000 EABOR
• 2020-11-30 Sold (MLS) $160,000 EABOR
• 2020-10-28 Listed $160,000 CBOR
• 2020-10-28 Listed $160,000 EABOR
• 2020-10-28 Listed $160,000 EABOR
• 2018-11-19 Sold (Public Records) $140,000 Public Records
• 2018-11-14 Sold (MLS) $140,000 EABOR
• 2018-09-20 Listed $134,900 EABOR
• 2018-04-20 Sold (MLS) $65,000 EABOR
• 2018-03-16 Listed $46,000 EABOR
• 2008-03-03 Sold (Public Records) $139,900 Public Records
• 2003-11-06 Sold (Public Records) $140,544 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,574 · +4.3% YoY. Source: county tax records.