1 Kennys Ct · Cusseta-Chattahoochee County, GA 36856

$350,000

5 bd · 4.0 ba · 3,040 sqft · SingleFamily public records · 46 Days on market

Built 2010 1.00 ac lot $115/sqft · 12% above area Est $345k · at est. $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).

• Cash flow +10.5/30.0
• ARV discount +6.9/15.0
• 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 +2.3/10.0

Listing remarks MLS

This stunning 5-bedroom, 3.5-bath home offers the perfect blend of space, style, and function—ideal for comfortable living and entertaining. Freshly painted with brand-new carpet on the main level, this home is move-in ready and full of charm. Nestled on a spacious, private lot, enjoy outdoor living at its finest with a fully fenced backyard, covered front and back patios, an above-ground pool with a surrounding deck, custom landscaping, a storage building, and a full sprinkler system. Step inside to a beautiful 2-story foyer that leads to a formal dining room, a versatile bonus/flex space, and a cozy living room. The kitchen features a breakfast nook, breakfast bar, pantry, and flows seamlessly into the large laundry/mud room with access to both a double garage and a separate single-car garage—3-car garage total! All bedrooms are located upstairs, including a HUGE owner’s suite with its own private sitting area, Juliet balcony, walk-in closet, and spacious ensuite bath. Two guest bedrooms share a convenient Jack-and-Jill bathroom, while the other two bedrooms share a hall bath—plenty of space for family and guests. Located just minutes from Fort Benning’s West Gate, this home combines everyday convenience with luxurious touches throughout.

Key facts

• Surrounding deck
• Storage building
• Custom landscaping

Tags

• FULLY FENCED BACKYARD
• COVERED FRONT AND BACK PATIOS
• ABOVE-GROUND POOL
• SURROUNDING DECK
• CUSTOM LANDSCAPING
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (26.9% below list).
• Recommended offer: $256k (26.9% 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 41% 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 46 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y 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 $255,856 (26.9% 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 46 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 11.4

CMA / ARV

• ARV (median comp): $345,421
• List price: $350,000
• Delta: 1.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Heartland Blvd	0.36mi	5/3.0	3,151 (+4%)	0mo	$472,130	$150	73
37 Heartland Blvd	0.33mi	5/4.0	3,324 (+9%)	1mo	$459,100	$138	68
60 Heartland Blvd	0.36mi	5/3.0	2,864 (-6%)	3mo	$394,900	$138	68
8 Revolutionary Ct	0.42mi	5/4.0	3,324 (+9%)	0mo	$457,250	$138	65
43 Seminole Trl	0.44mi	4/2.5 (-1)	3,120 (+3%)	2mo	$335,000	$107	62
44 Heartland Blvd	0.36mi	4/2.5 (-1)	2,778 (-9%)	2mo	$394,900	$142	56
51 Seminole Trl	0.42mi	5/3.5	3,424 (+13%)	3mo	$310,000	$91	55
28 Heartland Blvd	0.43mi	5/3.0	2,637 (-13%)	1mo	$384,600	$146	53
4 Cheyenne Trl	0.39mi	4/3.5 (-1)	2,658 (-13%)	5mo	$325,500	$122	50
5 Ottawa Trl	0.40mi	4/3.0 (-1)	2,618 (-14%)	3mo	$240,000	$92	46
46 Heartland Blvd	0.36mi	4/2.5 (-1)	2,599 (-14%)	3mo	$370,000	$142	46
26 Heartland Blvd	0.46mi	4/2.5 (-1)	2,599 (-14%)	1mo	$369,900	$142	42

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: $16,870
• Equity at exit: $142,859

10-year hold

• IRR: 6.8%
• Equity multiple: 1.96×
• Total profit: $93,677
• 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: 11.4×

Monthly cashflow live

• Estimated rent: $2,559 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$146
• HOA: −$25
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-181

Break-even live

Break-even rent $2,788

Max offer price $317,957

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: $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	0.17mi
11 Hope St Fort Mitchell, AL	5.0	2.5	2603	$2,400	$0.92	14d	1	0.94mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: landscapingpool

Listing history 28 events

1. 2026-05-30
   pricestatus $350,000 Pending 46 DOM
2. 2026-04-21
   status Active 1298-char remark

   Show marketing remark (1298 chars)

   This stunning 5-bedroom, 3.5-bath home offers the perfect blend of space, style, and function—ideal for comfortable living and entertaining. Freshly painted with brand-new carpet on the main level, this home is move-in ready and full of charm. Nestled on a spacious, private lot, enjoy outdoor living at its finest with a fully fenced backyard, covered front and back patios, an above-ground pool with a surrounding deck, custom landscaping, a storage building, and a full sprinkler system. Step inside to a beautiful 2-story foyer that leads to a formal dining room, a versatile bonus/flex space, and a cozy living room. The kitchen features a breakfast nook, breakfast bar, pantry, and flows seamlessly into the large laundry/mud room with access to both a double garage and a separate single-car garage—3-car garage total! All bedrooms are located upstairs, including a HUGE owner’s suite with its own private sitting area, Juliet balcony, walk-in closet, and spacious ensuite bath. Two guest bedrooms share a convenient Jack-and-Jill bathroom, while the other two bedrooms share a hall bath—plenty of space for family and guests. Located just minutes from Fort Benning’s West Gate, this home combines everyday convenience with luxurious touches throughout.

3. 2026-04-18
   status Pending 1298-char remark

   Show marketing remark (1298 chars)

   This stunning 5-bedroom, 3.5-bath home offers the perfect blend of space, style, and function—ideal for comfortable living and entertaining. Freshly painted with brand-new carpet on the main level, this home is move-in ready and full of charm. Nestled on a spacious, private lot, enjoy outdoor living at its finest with a fully fenced backyard, covered front and back patios, an above-ground pool with a surrounding deck, custom landscaping, a storage building, and a full sprinkler system. Step inside to a beautiful 2-story foyer that leads to a formal dining room, a versatile bonus/flex space, and a cozy living room. The kitchen features a breakfast nook, breakfast bar, pantry, and flows seamlessly into the large laundry/mud room with access to both a double garage and a separate single-car garage—3-car garage total! All bedrooms are located upstairs, including a HUGE owner’s suite with its own private sitting area, Juliet balcony, walk-in closet, and spacious ensuite bath. Two guest bedrooms share a convenient Jack-and-Jill bathroom, while the other two bedrooms share a hall bath—plenty of space for family and guests. Located just minutes from Fort Benning’s West Gate, this home combines everyday convenience with luxurious touches throughout.

4. 2026-04-09
   listed $340,000 Active 1298-char remark

   Show marketing remark (1278 chars)

   This stunning 5-bedroom, 3.5-bath home offers the perfect blend of space, style, and function—ideal for comfortable living and entertaining. Freshly painted with brand-new carpet on the main level, this home is move-in ready and full of charm. Nestled on a spacious, private lot, enjoy outdoor living at its finest with a fully fenced backyard, covered front and back patios, an above-ground pool with a surrounding deck, custom landscaping, a storage building, and a full sprinkler system. Step inside to a beautiful 2-story foyer that leads to a formal dining room, a versatile bonus/flex space, and a cozy living room. The kitchen features a breakfast nook, breakfast bar, pantry, and flows seamlessly into the large laundry/mud room with access to both a double garage and a separate single-car garage—3-car garage total! All bedrooms are located upstairs, including a HUGE owner's suite with its own private sitting area, Juliet balcony, walk-in closet, and spacious ensuite bath. Two guest bedrooms share a convenient Jack-and-Jill bathroom, while the other two bedrooms share a hall bath—plenty of space for family and guests. Located just minutes from Fort Benning's West Gate, this home combines everyday convenience with luxurious touches throughout.

5. 2026-04-09
   listed $340,000 Active 1278-char remark

   Show marketing remark (1278 chars)

   This stunning 5-bedroom, 3.5-bath home offers the perfect blend of space, style, and function—ideal for comfortable living and entertaining. Freshly painted with brand-new carpet on the main level, this home is move-in ready and full of charm. Nestled on a spacious, private lot, enjoy outdoor living at its finest with a fully fenced backyard, covered front and back patios, an above-ground pool with a surrounding deck, custom landscaping, a storage building, and a full sprinkler system. Step inside to a beautiful 2-story foyer that leads to a formal dining room, a versatile bonus/flex space, and a cozy living room. The kitchen features a breakfast nook, breakfast bar, pantry, and flows seamlessly into the large laundry/mud room with access to both a double garage and a separate single-car garage—3-car garage total! All bedrooms are located upstairs, including a HUGE owner's suite with its own private sitting area, Juliet balcony, walk-in closet, and spacious ensuite bath. Two guest bedrooms share a convenient Jack-and-Jill bathroom, while the other two bedrooms share a hall bath—plenty of space for family and guests. Located just minutes from Fort Benning's West Gate, this home combines everyday convenience with luxurious touches throughout.

6. 2025-11-10
   price $339,000
7. 2025-07-14
   listed $345,000 Active
8. 2025-06-17
   price $345,000
9. 2025-06-17
   price $345,000
10. 2025-06-17
    price $345,000
11. 2025-05-16
    price $362,000
12. 2025-05-16
    price $362,000
13. 2025-05-16
    price $362,000
14. 2025-04-16
    listed $365,000 Active
15. 2022-01-28
    soldstatus $315,000
16. 2022-01-28
    soldstatus $315,000
17. 2022-01-28
    soldstatus $315,000
18. 2021-11-15
    listed $309,900
19. 2021-11-15
    listed $309,900
20. 2021-11-15
    listed $309,900
21. 2021-04-29
    soldstatus $283,000
22. 2021-04-29
    soldstatus $283,000
23. 2021-04-29
    soldstatus $283,000
24. 2021-04-29
    soldstatus $293,188
25. 2021-03-29
    listed $290,000
26. 2021-03-29
    listed $290,000
27. 2021-03-29
    listed $290,000
28. 2009-09-02
    soldstatus $38,000

ⓘ 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: $2,357 · $196/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$863/yr (+$72/mo · 36.6%)

ⓘ 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 ≥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: $30,703
• − Mortgage interest: −$19,605
• − Property taxes: −$2,357
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − HOA: −$300
• − Depreciation: −$10,182
• Taxable loss: −$8,404
• Est. tax savings @ 24.0%: +$2,017
• After-tax cash flow: $-160/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

+794.7% since first listed

27 events — show timeline

• 2026-04-21 Relisted — EABOR
• 2026-04-18 Pending — EABOR
• 2026-04-09 Listed $340,000 EABOR
• 2026-04-09 Listed $340,000 CBOR
• 2025-11-10 Price Changed $339,000 CBOR
• 2025-07-14 Listed $345,000 EABOR
• 2025-06-17 Price Changed $345,000 EABOR
• 2025-06-17 Price Changed $345,000 LCMLS
• 2025-06-17 Price Changed $345,000 CBOR
• 2025-05-16 Price Changed $362,000 LCMLS
• 2025-05-16 Price Changed $362,000 EABOR
• 2025-05-16 Price Changed $362,000 CBOR
• 2025-04-16 Listed $365,000 EABOR
• 2022-01-28 Sold (MLS) $315,000 EABOR
• 2022-01-28 Sold (MLS) $315,000 CBOR
• 2022-01-28 Sold (MLS) $315,000 EABOR
• 2021-11-15 Listed $309,900 EABOR
• 2021-11-15 Listed $309,900 CBOR
• 2021-11-15 Listed $309,900 EABOR
• 2021-04-29 Sold (Public Records) $293,188 Public Records
• 2021-04-29 Sold (MLS) $283,000 EABOR
• 2021-04-29 Sold (MLS) $283,000 CBOR
• 2021-04-29 Sold (MLS) $283,000 EABOR
• 2021-03-29 Listed $290,000 EABOR
• 2021-03-29 Listed $290,000 CBOR
• 2021-03-29 Listed $290,000 EABOR
• 2009-09-02 Sold (Public Records) $38,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,357 · +5.2% YoY. Source: county tax records.