85 Old Glory Way · Cusseta-Chattahoochee County, GA 36856

$312,900

4 bd · 2.0 ba · 2,088 sqft · SingleFamily public records · 39 Days on market

Built 2020 0.34 ac lot $150/sqft · 6% above area Est $296k · 6% over $33/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 +12.7/30.0
• Appreciation +6.1/10.0
• ARV discount +5.0/15.0
• DSCR +3.8/10.0
• Schools +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautiful 4-bedroom, 2-bath ranch-style home nestled in the desirable Patriots Point subdivision of Fort Mitchell. This home features an inviting open-concept floor plan, with a spacious kitchen that overlooks the living area—perfect for entertaining or everyday living. The kitchen boasts ample cabinet space, a breakfast nook, and a breakfast bar. The split bedroom layout provides added privacy, with the large primary suite away on one side of the home. Featuring his-and-hers closets and an ensuite bathroom complete with a soaking tub and a generously sized walk-in shower. On the opposite side, you’ll find three additional bedrooms and a shared full bathroom, ideal for family or guests. The home also features a convenient laundry room with plenty of storage. Step outside to a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. This home also offers easy access to the community pool and amenities. Don’t miss this opportunity—schedule your showing today!

Key facts

• Large center island
• Community pool
• Covered back porch

Tags

• SPLIT BEDROOM FLOOR PLAN
• OPEN CONCEPT GREAT ROOM
• LARGE CENTER ISLAND
• PRIVACY FENCED BACKYARD
• COVERED BACK PORCH
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $400; Community pool

Exterior

• Parking: Attached garage with 2 covered spaces (2 garage spaces)
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available
• Home design: Single-family residence; One story; No shared/common walls
• Construction: Fiber cement exterior
• Exterior features: Covered patio/porch; Back yard fencing; Has a view; Composition roof

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: Four main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double vanity; High ceilings; Double pane windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $313k.

Deal economics

• At list price, monthly cash flow is $-33 ($-392/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (25.0% below list).
• Recommended offer: $235k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 37% 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 $9k of equity ($2k loan paydown + $7k 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 $88k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 4, 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 39 days — a 3% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 6 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.

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 $234,621 (25.0% 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 39 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (median comp): $296,213
• List price: $312,900
• Delta: 5.63%
• 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
98 Old Glory Way Way	0.14mi	4/2.0	2,076 (-1%)	0mo	$307,000	$148	93
29 Veterans Ct	0.22mi	4/2.0	2,025 (-3%)	3mo	$305,000	$151	82
11 Justice Dr	0.25mi	3/2.5 (-1)	2,208 (+6%)	1mo	$288,000	$130	71
52 Heartland Blvd	0.40mi	4/2.5	2,186 (+5%)	4mo	$335,400	$153	68
3 Old Glory Way	0.21mi	3/2.0 (-1)	1,873 (-10%)	1mo	$279,900	$149	67
48 Owens Rd	0.68mi	4/2.0	2,030 (-3%)	0mo	$320,000	$158	63
4 Liberty Pl	0.52mi	4/2.5	2,186 (+5%)	8mo	$334,900	$153	59
15 Heartland Blvd	0.40mi	3/2.0 (-1)	1,828 (-12%)	1mo	$325,000	$178	55
54 Heartland Blvd	0.40mi	4/2.5	2,379 (+14%)	3mo	$342,900	$144	54
13 Heartland Blvd	0.41mi	4/2.5	2,379 (+14%)	6mo	$354,255	$149	51
2 Whippoorwill Ln	0.40mi	3/2.0 (-1)	1,800 (-14%)	4mo	$233,030	$129	50
33 Honeysuckle Way	0.72mi	4/2.0	1,833 (-12%)	3mo	$280,000	$153	44

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: 4.8%
• Equity multiple: 1.27×
• Total profit: $23,279
• Equity at exit: $127,716

10-year hold

• IRR: 8.3%
• Equity multiple: 2.16×
• Total profit: $101,300
• Equity at exit: $187,274

Cash invested: $87,612 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,346 medium
• Mortgage (P&I): −$1,641
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$130
• HOA: −$33
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-33

Break-even live

Break-even rent $2,388

Max offer price $307,128

Occupancy floor 96%

Sensitivity live

Price	-10% $144	-5% $56	+0% $-33	+5% $-121	+10% $-210
Rent	-10% $-218	-5% $-125	+0% $-33	+5% $60	+10% $153
Rate	-1.0pp $125	-0.5pp $47	base $-33	+0.5pp $-114	+1.0pp $-196

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: $78,225
• Closing costs: $9,387
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Old Glory Way Fort Mitchell, AL	4.0	2.0	2094	$2,000	$0.96	22d	1	0.19mi
11 Hope St Fort Mitchell, AL	5.0	2.5	2603	$2,400	$0.92	15d	1	0.19mi
26 Apache Trl Fort Mitchell, AL	4.0	2.5	2738	$1,900	$0.69	15d	1	0.70mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-15
   statusdays on market $312,900 Pending 39 DOM
2. 2026-06-14
   days on market $312,900 Active 38 DOM
3. 2026-06-13
   days on market $312,900 Active 37 DOM
4. 2026-06-10
   days on market $312,900 Active 35 DOM
5. 2026-06-09
   days on market $312,900 Active 34 DOM
6. 2026-06-08
   days on market $312,900 Active 33 DOM
7. 2026-06-07
   days on market $312,900 Active 32 DOM
8. 2026-06-05
   days on market $312,900 Active 29 DOM
9. 2026-06-02
   days on market $312,900 Active 27 DOM
10. 2026-06-01
    days on market $312,900 Active 26 DOM
11. 2026-05-31
    days on market $312,900 Active 25 DOM
12. 2026-05-30
    days on market $312,900 Active 24 DOM
13. 2026-05-05
    listed $312,900 Active 1253-char remark
14. 2025-07-18
    soldstatus $289,900 Closed 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to this beautiful 4-bedroom, 2-bath ranch-style home nestled in the desirable Patriots Point subdivision of Fort Mitchell. This home features an inviting open-concept floor plan, with a spacious kitchen that overlooks the living area—perfect for entertaining or everyday living. The kitchen boasts ample cabinet space, a breakfast nook, and a breakfast bar. The split bedroom layout provides added privacy, with the large primary suite away on one side of the home. Featuring his-and-hers closets and an ensuite bathroom complete with a soaking tub and a generously sized walk-in shower. On the opposite side, you’ll find three additional bedrooms and a shared full bathroom, ideal for family or guests. The home also features a convenient laundry room with plenty of storage. Step outside to a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. This home also offers easy access to the community pool and amenities. Don’t miss this opportunity—schedule your showing today!

15. 2025-07-18
    soldstatus $245,000

    Show marketing remark (1036 chars)

    Welcome to this beautiful 4-bedroom, 2-bath ranch-style home nestled in the desirable Patriots Point subdivision of Fort Mitchell. This home features an inviting open-concept floor plan, with a spacious kitchen that overlooks the living area—perfect for entertaining or everyday living. The kitchen boasts ample cabinet space, a breakfast nook, and a breakfast bar. The split bedroom layout provides added privacy, with the large primary suite away on one side of the home. Featuring his-and-hers closets and an ensuite bathroom complete with a soaking tub and a generously sized walk-in shower. On the opposite side, you’ll find three additional bedrooms and a shared full bathroom, ideal for family or guests. The home also features a convenient laundry room with plenty of storage. Step outside to a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. This home also offers easy access to the community pool and amenities. Don’t miss this opportunity—schedule your showing today!

16. 2025-05-28
    status Pending 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to this beautiful 4-bedroom, 2-bath ranch-style home nestled in the desirable Patriots Point subdivision of Fort Mitchell. This home features an inviting open-concept floor plan, with a spacious kitchen that overlooks the living area—perfect for entertaining or everyday living. The kitchen boasts ample cabinet space, a breakfast nook, and a breakfast bar. The split bedroom layout provides added privacy, with the large primary suite away on one side of the home. Featuring his-and-hers closets and an ensuite bathroom complete with a soaking tub and a generously sized walk-in shower. On the opposite side, you’ll find three additional bedrooms and a shared full bathroom, ideal for family or guests. The home also features a convenient laundry room with plenty of storage. Step outside to a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. This home also offers easy access to the community pool and amenities. Don’t miss this opportunity—schedule your showing today!

17. 2025-05-23
    listed $289,900 Active 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to this beautiful 4-bedroom, 2-bath ranch-style home nestled in the desirable Patriots Point subdivision of Fort Mitchell. This home features an inviting open-concept floor plan, with a spacious kitchen that overlooks the living area—perfect for entertaining or everyday living. The kitchen boasts ample cabinet space, a breakfast nook, and a breakfast bar. The split bedroom layout provides added privacy, with the large primary suite away on one side of the home. Featuring his-and-hers closets and an ensuite bathroom complete with a soaking tub and a generously sized walk-in shower. On the opposite side, you’ll find three additional bedrooms and a shared full bathroom, ideal for family or guests. The home also features a convenient laundry room with plenty of storage. Step outside to a fully fenced backyard with a covered patio, perfect for relaxing or entertaining. This home also offers easy access to the community pool and amenities. Don’t miss this opportunity—schedule your showing today!

18. 2022-02-22
    soldstatus $245,000

    Show marketing remark (645 chars)

    Beautiful 4 Bedroom 2 Bath Ranch style home in the desired Patriots Point Subdivision of Fort Mitchell. This open concept-style home is awesome for year-round family gatherings. The great room opens up to the breakfast area, dining area, and kitchen. Stainless Steel appliances and granite countertops throughout. Large primary bedroom with his and her closets. The Ensuite has a large shower and separate soaking tub. Laundry room with plenty of storage space. Covered Front Porch great space for rocking chairs, 2 Car Garage with long driveway. Nice size covered back patio with Fort Benning Airborne Drop in view! Fenced backyard for privacy.

19. 2022-02-22
    soldstatus $245,000

    Show marketing remark (645 chars)

    Beautiful 4 Bedroom 2 Bath Ranch style home in the desired Patriots Point Subdivision of Fort Mitchell. This open concept-style home is awesome for year-round family gatherings. The great room opens up to the breakfast area, dining area, and kitchen. Stainless Steel appliances and granite countertops throughout. Large primary bedroom with his and her closets. The Ensuite has a large shower and separate soaking tub. Laundry room with plenty of storage space. Covered Front Porch great space for rocking chairs, 2 Car Garage with long driveway. Nice size covered back patio with Fort Benning Airborne Drop in view! Fenced backyard for privacy.

20. 2022-01-14
    listed $239,000

    Show marketing remark (645 chars)

    Beautiful 4 Bedroom 2 Bath Ranch style home in the desired Patriots Point Subdivision of Fort Mitchell. This open concept-style home is awesome for year-round family gatherings. The great room opens up to the breakfast area, dining area, and kitchen. Stainless Steel appliances and granite countertops throughout. Large primary bedroom with his and her closets. The Ensuite has a large shower and separate soaking tub. Laundry room with plenty of storage space. Covered Front Porch great space for rocking chairs, 2 Car Garage with long driveway. Nice size covered back patio with Fort Benning Airborne Drop in view! Fenced backyard for privacy.

21. 2022-01-14
    listed $239,000

    Show marketing remark (645 chars)

    Beautiful 4 Bedroom 2 Bath Ranch style home in the desired Patriots Point Subdivision of Fort Mitchell. This open concept-style home is awesome for year-round family gatherings. The great room opens up to the breakfast area, dining area, and kitchen. Stainless Steel appliances and granite countertops throughout. Large primary bedroom with his and her closets. The Ensuite has a large shower and separate soaking tub. Laundry room with plenty of storage space. Covered Front Porch great space for rocking chairs, 2 Car Garage with long driveway. Nice size covered back patio with Fort Benning Airborne Drop in view! Fenced backyard for privacy.

22. 2020-12-16
    soldstatus $204,900
23. 2020-12-16
    soldstatus $204,900
24. 2020-12-16
    soldstatus $204,900
25. 2020-09-22
    listed $204,900
26. 2020-09-22
    listed $204,900

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $2,879 · $240/mo
• Expected delta: +$1,895/yr (+$158/mo · 192.8%)

ⓘ 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 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: $28,155
• − Mortgage interest: −$17,527
• − Property taxes: −$983
• − Insurance: −$1,564
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$396
• − Depreciation: −$9,103
• Taxable loss: −$5,924
• Est. tax savings @ 24.0%: +$1,422
• After-tax cash flow: $1,030/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

+52.7% since first listed

15 events — show timeline

• 2026-06-14 Pending — EABOR
• 2026-05-05 Listed $312,900 EABOR
• 2025-07-18 Sold (Public Records) $245,000 Public Records
• 2025-07-18 Sold (MLS) $289,900 EABOR
• 2025-05-28 Pending — EABOR
• 2025-05-23 Listed $289,900 EABOR
• 2022-02-22 Sold (MLS) $245,000 EABOR
• 2022-02-22 Sold (MLS) $245,000 EABOR
• 2022-01-14 Listed $239,000 EABOR
• 2022-01-14 Listed $239,000 EABOR
• 2020-12-16 Sold (Public Records) $204,900 Public Records
• 2020-12-16 Sold (MLS) $204,900 EABOR
• 2020-12-16 Sold (MLS) $204,900 EABOR
• 2020-09-22 Listed $204,900 EABOR
• 2020-09-22 Listed $204,900 EABOR

Property tax history

+16.9%/yr

Latest (2025): $983 · +5.7% YoY. Source: county tax records.