24 Belmont Dr · Cusseta-Chattahoochee County, GA 36856

$280,000

4 bd · 2.0 ba · 1,765 sqft · SingleFamily public records · 7 Days on market

Built 2020 0.35 ac lot Est $275k · at est.

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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 +16.2/30.0
• ARV discount +6.7/15.0
• Appreciation +6.1/10.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• 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

Welcome home! Located on a cul-de-sac, this move-in ready 4-bedroom, 2-bath beauty features an open-concept layout and popular split-bedroom floor plan designed for both comfort and privacy. Enjoy durable LVP flooring throughout the main living areas and cozy carpet in the bedrooms. The kitchen is the heart of the home, offering granite countertops, ample cabinet space, and a seamless view of the family room—perfect for staying connected while cooking or entertaining. The spacious primary suite overlooks the backyard and includes dual granite vanities, a shower/tub combo, and a large walk-in closet. Three additional bedrooms and a full guest bath provide plenty of space for family, guests, or a home office. Step outside to a fully fenced backyard with a covered patio, ready for relaxing evenings, weekend barbecues, or letting pets play freely.

Key facts

• Ample cabinet space
• Granite countertops
• Durable lvp flooring

Tags

• OPEN-CONCEPT LAYOUT
• SPLIT-BEDROOM FLOOR PLAN
• DURABLE LVP FLOORING
• GRANITE COUNTERTOPS
• AMPLE CABINET SPACE
• SPACIOUS PRIMARY SUITE

Property features AI

Finance

• Financial info: Annual tax information available
• HOA & community: No community amenities listed

Exterior

• Parking: Two-car covered garage; Driveway; Garage with door opener
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One level; No shared/common walls
• Construction: Cement siding; Shingle roof; Home warranty included
• Exterior features: Private yard; Covered patio/porch; Back yard fencing; Cul-de-sac lot; Asphalt road frontage; Has a view

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double vanity; Vaulted ceilings; Walk-in closets
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $146 ($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 $228k (18.4% below list).
• Recommended offer: $228k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 at typical pace (median 22d on market — plan ~3-4 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 $8k 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 $78k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.
• Current owner paid $220k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $228,475 (18.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $275,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Churchhill Dr	0.13mi	4/2.5	1,804 (+2%)	1mo	$249,000	$138	87
11 Snow Shoe Ct	0.26mi	4/2.0	1,800 (+2%)	3mo	$279,900	$156	82
264 Owens Rd	0.20mi	4/2.0	1,674 (-5%)	1mo	$279,900	$167	82
25 Belmont Dr	0.04mi	4/2.0	1,946 (+10%)	3mo	$290,000	$149	79
17 Belmont Dr	0.06mi	4/2.0	1,952 (+11%)	1mo	$290,000	$149	79
10 Greyhawk Ct	0.34mi	4/2.0	1,832 (+4%)	1mo	$291,000	$159	77
13 Maxwell Dr	0.42mi	4/2.0	1,776 (+1%)	3mo	$287,000	$162	77
12 Maxwell Dr	0.44mi	4/2.0	1,723 (-2%)	2mo	$295,000	$171	73
33 Honeysuckle Way	0.52mi	4/2.0	1,833 (+4%)	3mo	$280,000	$153	67
12 Eagle Nest Dr	0.60mi	4/2.0	1,831 (+4%)	1mo	$285,000	$156	65
28 Whippoorwill Ln	0.72mi	4/2.0	1,713 (-3%)	0mo	$255,000	$149	61
29 Winter Hawk Dr	0.31mi	4/2.0	2,024 (+15%)	1mo	$295,000	$146	60

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: 7.4%
• Equity multiple: 1.41×
• Total profit: $32,003
• Equity at exit: $114,287

10-year hold

• IRR: 10.6%
• Equity multiple: 2.46×
• Total profit: $114,720
• Equity at exit: $167,583

Cash invested: $78,400 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $146

Break-even live

Break-even rent $2,099

Max offer price $280,000

Occupancy floor 89%

Sensitivity live

Price	-10% $305	-5% $226	+0% $146	+5% $67	+10% $-12
Rent	-10% $-34	-5% $56	+0% $146	+5% $237	+10% $327
Rate	-1.0pp $287	-0.5pp $218	base $146	+0.5pp $74	+1.0pp $0

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.66mi
11 Hope St Fort Mitchell, AL	5.0	2.5	2603	$2,400	$0.92	14d	1	1.07mi
106 Old Glory Way Fort Mitchell, AL	4.0	2.0	2094	$2,000	$0.96	21d	1	1.19mi

Listing history 7 events

1. 2026-06-18
   days on market $280,000 Active 7 DOM
2. 2026-06-17
   days on market $280,000 Active 6 DOM
3. 2026-06-16
   days on market $280,000 Active 5 DOM
4. 2026-06-15
   days on market $280,000 Active 4 DOM
5. 2026-06-14
   days on market $280,000 Active 2 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $280,000 Active 1 DOM

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$1,694/yr (+$141/mo · 191.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 19 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: $27,417
• − Mortgage interest: −$15,684
• − Property taxes: −$882
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$8,145
• Taxable loss: −$3,082
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $2,496/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

+46.3% since first listed

15 events — show timeline

• 2026-06-11 Listed $280,000 EABOR
• 2026-06-11 Listed $280,000 CBOR
• 2021-11-15 Sold (MLS) $220,000 EABOR
• 2021-11-15 Sold (MLS) $220,000 EABOR
• 2021-11-15 Sold (MLS) $220,000 CBOR
• 2021-10-04 Listed $230,000 EABOR
• 2021-10-04 Listed $230,000 EABOR
• 2021-10-04 Listed $230,000 CBOR
• 2020-10-14 Sold (Public Records) $191,400 Public Records
• 2020-10-14 Sold (MLS) $191,400 EABOR
• 2020-10-14 Sold (MLS) $191,400 EABOR
• 2020-10-14 Sold (MLS) $191,400 CBOR
• 2020-08-10 Listed $191,400 CBOR
• 2020-06-25 Listed $191,400 EABOR
• 2020-06-25 Listed $191,400 EABOR

Property tax history

+15.8%/yr

Latest (2025): $882 · -50.1% YoY. Source: county tax records.