19 Fast Ln · Cusseta-Chattahoochee County, GA 36875

$299,000

4 bd · 2.0 ba · 2,052 sqft · SingleFamily public records · 44 Days on market

Built 2018 $146/sqft · 12% above area Est $311k · 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 +15.1/30.0
• ARV discount +9.2/15.0
• DSCR +4.6/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Potential assumable loan with an approximate 4% interest rate available for qualified buyers—an incredible opportunity in today's market. Tucked away on a quiet street in Seale, this newer-built home offers the perfect blend of clean design, functional space, and move-in ready convenience. Ideally located just minutes from the back entrance to Ft. Benning, this home is a great option for anyone looking for an easy commute while still enjoying a peaceful, country setting. Inside, you'll find a spacious split floor plan designed for both comfort and privacy. The open living areas feel bright, fresh, and welcoming, with plenty of room to gather, relax, or entertain. The thoughtfully designed layout separates the primary suite from the additional bedrooms, creating a comfortable flow throughout the home. Step outside and enjoy the covered back porch overlooking the flat yard — the perfect setup for morning coffee, evening unwinding, outdoor entertaining, or simply enjoying the quiet surroundings. The outdoor space offers plenty of room to play, garden, or make it your own. Residents also enjoy access to the community pool, offering a great place to cool off, relax, and enjoy the neighborhood amenities during the warmer months. Every space has been well maintained and offers a crisp, clean feel that makes it easy to picture yourself settling right in from day one. Whether you're looking for your first home, downsizing, or simply wanting low-maintenance living in a peaceful location, this property checks all the boxes.

Key facts

• Quiet street
• Outdoor entertaining
• Flat yard

Tags

• QUIET STREET
• MINUTES FROM FT BENNING
• SPACIOUS SPLIT FLOOR PLAN
• COVERED BACK PORCH
• FLAT YARD
• OUTDOOR ENTERTAINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $245k (18.1% below list).
• Recommended offer: $245k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Oliver Elementary School (math 17% / reading 37%, grade F, #392 of 627 statewide, top 65%, 463 students, 76% 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) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 comparable units currently listed for rent nearby; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Russell County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $243k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,000 (18.1% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (median comp): $310,993
• List price: $299,000
• Delta: -3.86%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Fast Ln	0.04mi	4/2.0	2,052 (0%)	4mo	$303,000	$148	95
462 Oswichee Rd	0.13mi	4/2.0	1,787 (-13%)	10mo	$274,900	$154	64
418 Oswichee Rd	0.29mi	4/2.0	2,332 (+14%)	1mo	$325,000	$139	63
5 California Ct	0.10mi	4/2.0	2,339 (+14%)	13mo	$334,000	$143	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-42,277
• Equity at exit: $44,582

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-29,153
• Equity at exit: $25,852

Cash invested: $83,720 (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 36875

• Home prices YoY: -10.7%
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$144 /mo · $1,732/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $99

Break-even live

Break-even rent $2,325

Max offer price $299,000

Occupancy floor 91%

Sensitivity live

Price	-10% $268	-5% $183	+0% $99	+5% $14	+10% $-71
Rent	-10% $-95	-5% $2	+0% $99	+5% $195	+10% $292
Rate	-1.0pp $249	-0.5pp $175	base $99	+0.5pp $21	+1.0pp $-58

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Fast Ln Seale, AL	4.0	3.5	3000	$2,450	$0.82	45d	1	0.02mi

Listing history 36 events

1. 2026-06-22
   days on market $299,000 Active 44 DOM
2. 2026-06-18
   days on market $299,000 Active 41 DOM
3. 2026-06-17
   days on market $299,000 Active 40 DOM
4. 2026-06-16
   days on market $299,000 Active 39 DOM
5. 2026-06-15
   days on market $299,000 Active 38 DOM
6. 2026-06-14
   days on market $299,000 Active 36 DOM
7. 2026-06-13
   days on market $299,000 Active 35 DOM
8. 2026-06-10
   days on market $299,000 Active 33 DOM
9. 2026-06-09
   days on market $299,000 Active 32 DOM
10. 2026-06-08
    days on market $299,000 Active 31 DOM
11. 2026-06-07
    days on market $299,000 Active 30 DOM
12. 2026-06-05
    days on market $299,000 Active 27 DOM
13. 2026-06-02
    days on market $299,000 Active 25 DOM
14. 2026-06-01
    days on market $299,000 Active 24 DOM
15. 2026-05-31
    days on market $299,000 Active 23 DOM
16. 2026-05-30
    days on market $299,000 Active 22 DOM
17. 2026-05-07
    listed $315,000 New 1412-char remark

    Show marketing remark (1550 chars)

    Potential assumable loan with an approximate 4% interest rate available for qualified buyers—an incredible opportunity in today's market. Tucked away on a quiet street in Seale, this newer-built home offers the perfect blend of clean design, functional space, and move-in ready convenience. Ideally located just minutes from the back entrance to Ft. Benning, this home is a great option for anyone looking for an easy commute while still enjoying a peaceful, country setting. Inside, you'll find a spacious split floor plan designed for both comfort and privacy. The open living areas feel bright, fresh, and welcoming, with plenty of room to gather, relax, or entertain. The thoughtfully designed layout separates the primary suite from the additional bedrooms, creating a comfortable flow throughout the home. Step outside and enjoy the covered back porch overlooking the flat yard — the perfect setup for morning coffee, evening unwinding, outdoor entertaining, or simply enjoying the quiet surroundings. The outdoor space offers plenty of room to play, garden, or make it your own. Residents also enjoy access to the community pool, offering a great place to cool off, relax, and enjoy the neighborhood amenities during the warmer months. Every space has been well maintained and offers a crisp, clean feel that makes it easy to picture yourself settling right in from day one. Whether you're looking for your first home, downsizing, or simply wanting low-maintenance living in a peaceful location, this property checks all the boxes.

18. 2026-05-07
    listed $315,000 Active 1406-char remark

    Show marketing remark (1550 chars)

    Potential assumable loan with an approximate 4% interest rate available for qualified buyers—an incredible opportunity in today's market. Tucked away on a quiet street in Seale, this newer-built home offers the perfect blend of clean design, functional space, and move-in ready convenience. Ideally located just minutes from the back entrance to Ft. Benning, this home is a great option for anyone looking for an easy commute while still enjoying a peaceful, country setting. Inside, you'll find a spacious split floor plan designed for both comfort and privacy. The open living areas feel bright, fresh, and welcoming, with plenty of room to gather, relax, or entertain. The thoughtfully designed layout separates the primary suite from the additional bedrooms, creating a comfortable flow throughout the home. Step outside and enjoy the covered back porch overlooking the flat yard — the perfect setup for morning coffee, evening unwinding, outdoor entertaining, or simply enjoying the quiet surroundings. The outdoor space offers plenty of room to play, garden, or make it your own. Residents also enjoy access to the community pool, offering a great place to cool off, relax, and enjoy the neighborhood amenities during the warmer months. Every space has been well maintained and offers a crisp, clean feel that makes it easy to picture yourself settling right in from day one. Whether you're looking for your first home, downsizing, or simply wanting low-maintenance living in a peaceful location, this property checks all the boxes.

19. 2026-05-07
    listed $315,000 Active

    Show marketing remark (1550 chars)

    Potential assumable loan with an approximate 4% interest rate available for qualified buyers—an incredible opportunity in today's market. Tucked away on a quiet street in Seale, this newer-built home offers the perfect blend of clean design, functional space, and move-in ready convenience. Ideally located just minutes from the back entrance to Ft. Benning, this home is a great option for anyone looking for an easy commute while still enjoying a peaceful, country setting. Inside, you'll find a spacious split floor plan designed for both comfort and privacy. The open living areas feel bright, fresh, and welcoming, with plenty of room to gather, relax, or entertain. The thoughtfully designed layout separates the primary suite from the additional bedrooms, creating a comfortable flow throughout the home. Step outside and enjoy the covered back porch overlooking the flat yard — the perfect setup for morning coffee, evening unwinding, outdoor entertaining, or simply enjoying the quiet surroundings. The outdoor space offers plenty of room to play, garden, or make it your own. Residents also enjoy access to the community pool, offering a great place to cool off, relax, and enjoy the neighborhood amenities during the warmer months. Every space has been well maintained and offers a crisp, clean feel that makes it easy to picture yourself settling right in from day one. Whether you're looking for your first home, downsizing, or simply wanting low-maintenance living in a peaceful location, this property checks all the boxes.

20. 2025-01-05
    historical $2,000
21. 2024-12-24
    listed $2,000
22. 2024-12-24
    historical $2,000
23. 2024-12-12
    listed $2,000
24. 2024-12-12
    historical $2,000
25. 2024-11-25
    price $2,000
26. 2024-09-27
    listed $2,200
27. 2024-04-30
    historical $2,200
28. 2024-04-16
    listed $2,200
29. 2022-06-09
    soldstatus $243,000
30. 2022-06-09
    soldstatus $243,000
31. 2022-06-09
    soldstatus $243,000
32. 2022-05-02
    listed $230,000
33. 2022-05-02
    listed $230,000
34. 2019-04-04
    soldstatus $187,000
35. 2019-04-04
    soldstatus $187,000
36. 2018-11-30
    listed $187,000

ⓘ 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: $1,732 · $144/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$1,018/yr (+$85/mo · 58.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,400
• − Mortgage interest: −$16,749
• − Property taxes: −$1,732
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$8,698
• Taxable loss: −$3,978
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $2,138/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

• City population: 17,852
• Population (ZIP): 3,909

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 26% Two or more races 3%
• Common ancestry: Slovak 2% Danish 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -22.32%
• Current HPI: 186.7862
• Rent YoY: —
• Metro: —
• 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

+59.9% since first listed

23 events — show timeline

• 2026-05-22 Price Changed $299,000 CBOR
• 2026-05-22 Price Changed $299,000 GAMLS
• 2026-05-20 Price Changed $299,000 EABOR
• 2026-05-07 Listed $315,000 EABOR
• 2026-05-07 Listed $315,000 CBOR
• 2026-05-07 Listed $315,000 GAMLS
• 2025-01-05 Rental Removed $2,000 APPFOLIO
• 2024-12-24 Listed for Rent $2,000 APPFOLIO
• 2024-12-24 Rental Removed $2,000 CBOR
• 2024-12-12 Listed for Rent $2,000 CBOR
• 2024-12-12 Rental Removed $2,000 APPFOLIO
• 2024-11-25 Price Changed $2,000 APPFOLIO
• 2024-09-27 Listed for Rent $2,200 APPFOLIO
• 2024-04-30 Rental Removed $2,200 CBOR
• 2024-04-16 Listed for Rent $2,200 CBOR
• 2022-06-09 Sold (Public Records) $243,000 Public Records
• 2022-06-09 Sold (MLS) $243,000 EABOR
• 2022-06-09 Sold (MLS) $243,000 EABOR
• 2022-05-02 Listed $230,000 EABOR
• 2022-05-02 Listed $230,000 EABOR
• 2019-04-04 Sold (Public Records) $187,000 Public Records
• 2019-04-04 Sold (MLS) $187,000 EABOR
• 2018-11-30 Listed $187,000 EABOR

Property tax history

+29.1%/yr

Latest (2025): $1,732 · +110.0% YoY. Source: county tax records.