4250 Cusseta Rd · Columbus, GA 31903

$75,000

3 bd · 1.0 ba · 897 sqft · SingleFamily public records · 59 Days on market

Built 1955 9,147 sqft lot $84/sqft · 45% above area Est $52k · 45% over ↓ 12% since listing

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Why this score? — see what drove the C 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks with this solid four sided brick home perfect for investors or buyers ready to add value! Featuring 3 bedrooms and 1 bathroom, this property offers a durable structure and a layout ready for your updates and vision. Location is a major plus with a quick hop onto I-85, making commuting a breeze and providing easy access to surrounding areas. Just under 6 miles to downtown Columbus, you'll enjoy proximity to shopping, dining, and local amenities, while the nearby Chattahoochee River offers outdoor recreation right at your fingertips. Whether you're looking for your next rental, flip project, or long-term investment, this property has the potential to deliver. Don't miss your chance to turn this into something special!

Key facts

• Outdoor recreation
• Proximity to dining
• Quick hop onto i-85

Tags

• FOUR SIDED BRICK HOME
• QUICK HOP ONTO I-85
• PROXIMITY TO SHOPPING
• PROXIMITY TO DINING
• NEARBY CHATTAHOOCHEE RIVER
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.7% in Columbus — 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 64/100 on livability (#254 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities D+, schools F, crime F.
• Muscogee County (urban): math 21% / reading 30% proficiency, ranked #120 of 174 in GA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 100 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 38% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Muscogee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.36% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.60%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (median comp): $51,709
• List price: $75,000
• Delta: 45.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4334 Cusseta Rd	0.12mi	3/1.0	897 (0%)	13mo	$48,000	$54	83
1492 Ivan Ave	0.15mi	3/1.0	1,012 (+13%)	7mo	$30,000	$30	66
4020 Union St	0.40mi	3/1.0	1,015 (+13%)	1mo	$72,500	$71	58
1334 Foye Ave	0.28mi	2/1.0 (-1)	925 (+3%)	23mo	$55,000	$59	58
1417 Clark Ave	0.40mi	3/1.0	1,016 (+13%)	9mo	$108,000	$106	52
1401 Clark Ave	0.41mi	3/1.0	1,026 (+14%)	8mo	$110,000	$107	51
4715 Conner Rd	0.49mi	3/1.0	768 (-14%)	8mo	$75,000	$98	47
1551 Bowman St	0.49mi	3/1.0	1,014 (+13%)	16mo	$32,000	$32	42
4518 Moline Ave	0.71mi	3/1.0	999 (+11%)	13mo	$77,500	$78	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $7,371
• Equity at exit: $11,183

10-year hold

• IRR: 17.3%
• Equity multiple: 2.35×
• Total profit: $28,281
• Equity at exit: $6,485

Cash invested: $21,000 (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 31903

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 100
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,020 high
• Mortgage (P&I): −$393
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $325

Break-even live

Break-even rent $608

Max offer price $75,000

Occupancy floor 63%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1459 Ivan Ave Columbus, GA	3.0	1.0	1003	$975	$0.97	43d	1	0.09mi
1414 Foye Ave Columbus, GA	2.0	1.0	1021	$895	$0.88	13d	1	0.28mi
4614 Old Cusseta Rd Columbus, GA	3.0	1.0	948	$1,250	$1.32	13d	1	0.54mi
3909 Baker Plaza Dr Columbus, GA	1.0–2.0	1.0–2.0	869	$1,010	$1.16	13d	1	0.57mi
909 Farr Rd Columbus, GA	1.0–4.0	1.0–1.5	1200	$777	$0.65	21d	1	0.64mi
1167 Staunton Dr Columbus, GA	3.0	1.0	1050	$1,050	$1.00	21d	1	0.74mi
513 Farr Rd Columbus, GA	2.0	1.0	1000	$968	$0.97	43d	1	0.83mi
1206 Winston Rd Columbus, GA	2.0	1.0	868	$750	$0.86	43d	1	0.90mi
48 Douglas St Columbus, GA	3.0	1.0	1038	$980	$0.94	13d	1	1.04mi
1048 Brooks Rd Columbus, GA	2.0	1.0	942	$925	$0.98	21d	1	1.07mi
171 Munson Dr Columbus, GA	2.0	1.0	780	$800	$1.03	21d	1	1.11mi
243 Oakley Ct Columbus, GA	1.0–2.0	1.0–2.0	1005	$1,149	$1.14	13d	6	1.16mi
88 Infantry Dr Columbus, GA	2.0	1.0	1122	$900	$0.80	43d	1	1.31mi
61 Lanier Dr Columbus, GA	3.0	1.0	896	$875	$0.98	13d	1	1.34mi
58 Stonewall Dr Columbus, GA	3.0	1.0	1002	$1,000	$1.00	43d	1	1.34mi
4464 Sims St Columbus, GA	3.0	1.0	1014	$1,095	$1.08	21d	1	1.39mi
3217 Lee St Apt 1 Columbus, GA	2.0	1.0	688	$899	$1.31	43d	1	1.44mi
3213 Lee St Unit 3 Columbus, GA	2.0	1.0	1100	$925	$0.84	13d	1	1.45mi
25 Mason Dr Columbus, GA	3.0	1.0	1038	$1,100	$1.06	21d	1	1.46mi
9 Montclair Ct Unit B Columbus, GA	2.0	1.5	959	$950	$0.99	43d	1	1.48mi
121 Torch Hill Rd Columbus, GA	2.0	1.0	936	$825	$0.88	43d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 59 DOM
2. 2026-06-17
   days on market $75,000 Active 58 DOM
3. 2026-06-16
   days on market $75,000 Active 57 DOM
4. 2026-06-15
   days on market $75,000 Active 56 DOM
5. 2026-06-14
   days on market $75,000 Active 54 DOM
6. 2026-06-13
   days on market $75,000 Active 53 DOM
7. 2026-06-10
   days on market $75,000 Active 51 DOM
8. 2026-06-09
   days on market $75,000 Active 50 DOM
9. 2026-06-08
   days on market $75,000 Active 49 DOM
10. 2026-06-07
    days on market $75,000 Active 48 DOM
11. 2026-06-05
    days on market $75,000 Active 45 DOM
12. 2026-06-03
    days on market $75,000 Active 44 DOM
13. 2026-06-02
    days on market $75,000 Active 43 DOM
14. 2026-06-01
    days on market $75,000 Active 42 DOM
15. 2026-05-31
    days on market $75,000 Active 41 DOM
16. 2026-05-30
    days on market $75,000 Active 40 DOM
17. 2026-05-13
    price $75,000 744-char remark

    Show marketing remark (744 chars)

    Opportunity knocks with this solid four sided brick home perfect for investors or buyers ready to add value! Featuring 3 bedrooms and 1 bathroom, this property offers a durable structure and a layout ready for your updates and vision. Location is a major plus with a quick hop onto I-85, making commuting a breeze and providing easy access to surrounding areas. Just under 6 miles to downtown Columbus, you'll enjoy proximity to shopping, dining, and local amenities, while the nearby Chattahoochee River offers outdoor recreation right at your fingertips. Whether you're looking for your next rental, flip project, or long-term investment, this property has the potential to deliver. Don't miss your chance to turn this into something special!

18. 2026-04-20
    listed $85,000 New 744-char remark

    Show marketing remark (744 chars)

    Opportunity knocks with this solid four sided brick home perfect for investors or buyers ready to add value! Featuring 3 bedrooms and 1 bathroom, this property offers a durable structure and a layout ready for your updates and vision. Location is a major plus with a quick hop onto I-85, making commuting a breeze and providing easy access to surrounding areas. Just under 6 miles to downtown Columbus, you'll enjoy proximity to shopping, dining, and local amenities, while the nearby Chattahoochee River offers outdoor recreation right at your fingertips. Whether you're looking for your next rental, flip project, or long-term investment, this property has the potential to deliver. Don't miss your chance to turn this into something special!

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$17/yr (+$1/mo · 2.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,245
• − Mortgage interest: −$4,201
• − Property taxes: −$673
• − Insurance: −$375
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,182
• Taxable income: $2,855
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $3,221/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: Muscogee County
• NCES district ID: 1303870
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $41,176
• Composite: 21.6/100
• National rank: #8297
• State rank: #120 of 174 in GA

Livability — Columbus

• Score: 64/100
• State rank: #254
• US rank: #14102

Category grades

Amenities D+ Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety B User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, GA
• County: Muscogee County · 180,764 people
• City population: 180,764
• Metro: Columbus, GA-AL
• Population (ZIP): 20,644
• Household income: $32,401
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 1878.0

Population outlook (Muscogee County) Hauer SSP2

• Today (2025): 216,729 people
• By 2030: 224,504 · +3.6%
• By 2040: 238,318 · +10.0%
• By 2050: 249,027 · +14.9%
• By 2075: 264,862 · +22.2%
• By 2100: 254,786 · +17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 11% White 9% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Muscogee

• 2024 margin: Strong D (+23.4) · D 61.4% · R 38.0%
• 2008→2024 swing: +3.7pp toward D · 2008: 19.7pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+18.6 2012: D+21.3 2008: D+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.30%
• Current HPI: 131.4761
• Rent YoY: ▲ 1.82%
• 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

-11.8% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $75,000 GAMLS
• 2026-04-20 Listed $85,000 GAMLS

Property tax history

+1.8%/yr

Latest (2025): $673 · -13.3% YoY. Source: county tax records.