60 Duke Dr · Cusseta-Chattahoochee County, GA 36856

$225,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 6 Days on market

Built 2008 0.44 ac lot Est $245k · 8% under

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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 +17.0/30.0
• ARV discount +11.2/15.0
• Appreciation +6.1/10.0
• DSCR +5.3/10.0
• 1% rule +3.3/10.0
• 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

Charming all-brick ranch with character and space to spare, 60 Duke Drive is ready for its next chapter. Step inside to a spacious living area with vaulted ceilings and a striking arched picture window that floods the room with natural light. The open layout flows easily into a generous kitchen featuring rich wood cabinetry, and granite-style countertops. The spacious primary suite has vaulted ceilings, a large walk-in closet, and an en suite bath complete with a double vanity, garden tub, and separate shower. Two additional bedrooms provide flexible space for family, guests, or a home office. Outside, the large fenced backyard backs up to mature trees for added privacy, with plenty of room to play, garden, or simply enjoy the outdoors. Solid brick construction, a functional layout, and a backyard built for relaxing, this one is ready for you to make it home. Conveniently located close to Ft. Benning.

Key facts

• Generous kitchen
• Rich wood cabinetry
• All brick ranch

Tags

• ALL BRICK RANCH
• SPACIOUS LIVING AREA
• ARCHED PICTURE WINDOW
• GENEROUS KITCHEN
• RICH WOOD CABINETRY
• GRANITE STYLE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $151 ($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 $187k (16.7% below list).
• Recommended offer: $187k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 C — 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: Solid renter incomes; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k 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 $63k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 9y 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 $182k; 24% 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 $187,332 (16.7% 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. 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.
3. 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.
4. 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: 0.83% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $245,224
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Ihagee Creek Dr	0.06mi	3/2.0	1,574 (-3%)	8mo	$245,000	$156	86
10 Ihagee Creek Ct	0.12mi	3/2.0	1,540 (-5%)	1mo	$238,500	$155	86
2 Ihagee Creek Ct	0.12mi	3/2.0	1,586 (-2%)	12mo	$273,000	$172	80
30 Duke Dr	0.19mi	3/2.0	1,601 (-1%)	13mo	$135,000	$84	78
6 Ihagee Creek Dr	0.07mi	3/2.0	1,607 (-1%)	21mo	$229,900	$143	77
2 Duke Ct	0.20mi	2/1.0 (-1)	1,684 (+4%)	7mo	$65,000	$39	69
17 Duke Dr	0.38mi	3/2.0	1,520 (-6%)	12mo	$235,000	$155	62
20 Duke Dr	0.31mi	3/2.0	1,462 (-10%)	21mo	$220,050	$151	52
43 Norman Dr	0.22mi	3/2.0	1,848 (+14%)	18mo	$65,000	$35	51

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: 8.1%
• Equity multiple: 1.44×
• Total profit: $27,844
• Equity at exit: $91,838

10-year hold

• IRR: 11.1%
• Equity multiple: 2.54×
• Total profit: $96,772
• Equity at exit: $134,665

Cash invested: $63,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $151

Break-even live

Break-even rent $1,682

Max offer price $225,000

Occupancy floor 87%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $225,000 Active 6 DOM
2. 2026-06-17
   days on market $225,000 Active 5 DOM
3. 2026-06-16
   days on market $225,000 Active 4 DOM
4. 2026-06-15
   days on market $225,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $225,000 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: $662 · $55/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$1,408/yr (+$117/mo · 212.7%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,480
• − Mortgage interest: −$12,603
• − Property taxes: −$662
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$6,545
• Taxable loss: −$2,053
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $2,306/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

+100.0% since first listed

20 events — show timeline

• 2026-06-12 Listed $225,000 EABOR
• 2022-12-09 Sold (Public Records) $182,000 Public Records
• 2022-12-09 Sold (MLS) $182,000 EABOR
• 2022-12-09 Sold (MLS) $182,000 EABOR
• 2022-11-10 Pending — EABOR
• 2022-11-04 Relisted — EABOR
• 2022-10-17 Pending — EABOR
• 2022-10-07 Price Changed $176,900 EABOR
• 2022-09-12 Relisted — EABOR
• 2022-08-17 Price Changed $172,000 EABOR
• 2022-08-16 Listed $176,900 EABOR
• 2022-08-16 Listed $175,000 EABOR
• 2022-01-04 Sold (MLS) $160,000 EABOR
• 2022-01-04 Sold (MLS) $160,000 EABOR
• 2022-01-04 Sold (MLS) $160,000 CBOR
• 2021-08-28 Listed $160,000 EABOR
• 2021-08-28 Listed $160,000 EABOR
• 2021-08-28 Listed $160,000 CBOR
• 2018-05-09 Sold (MLS) $112,500 EABOR
• 2017-09-01 Listed $112,500 EABOR

Property tax history

+3.2%/yr

Latest (2025): $662 · -51.2% YoY. Source: county tax records.