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

$279,900

3 bd · 2.0 ba · 1,773 sqft · SingleFamily public records · 4 Days on market

Built 2011 0.35 ac lot Est $268k · at est. $33/mo HOA · 2% 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 +10.5/30.0
• Appreciation +6.1/10.0
• ARV discount +5.5/15.0
• DSCR +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Welcome home to the desirable Patriots Point in Fort Mitchell! This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. Enjoy quality time with family and friends under the huge covered patio and around the firepit. -Minutes away from Fort Benning.

Key facts

• Fresh paint
• New flooring
• Natural light

Tags

• NEW APPLIANCES
• NEW FLOORING
• FRESH PAINT
• VAULTED CEILINGS
• NATURAL LIGHT
• PLENTY OF CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (30.4% below list).
• Recommended offer: $195k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 1 comparable units currently listed for rent nearby; solid renter incomes; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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.
• 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,886 (30.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $267,723
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Old Glory Way	0.00mi	3/2.0	1,873 (+6%)	0mo	$279,900	$149	90
2 Whippoorwill Ln	0.24mi	3/2.0	1,800 (+2%)	4mo	$233,030	$129	83
28 Whippoorwill Ln	0.34mi	4/2.0 (+1)	1,713 (-3%)	0mo	$255,000	$149	73
11 Farmbrook Dr	0.27mi	4/2.0 (+1)	1,711 (-4%)	5mo	$245,000	$143	72
24 Whippoorwill Ln	0.31mi	4/2.0 (+1)	1,704 (-4%)	7mo	$240,000	$141	69
15 Heartland Blvd	0.55mi	3/2.0	1,828 (+3%)	1mo	$325,000	$178	69
4 Hope St	0.19mi	3/2.0	1,529 (-14%)	0mo	$242,000	$158	68
18 Heartland Blvd	0.59mi	3/2.5	1,729 (-2%)	5mo	$319,900	$185	62
33 Honeysuckle Way	0.54mi	4/2.0 (+1)	1,833 (+3%)	3mo	$280,000	$153	62
10 Greyhawk Ct	0.70mi	4/2.0 (+1)	1,832 (+3%)	1mo	$291,000	$159	56
28 Honeysuckle Way	0.61mi	4/2.0 (+1)	1,833 (+3%)	6mo	$276,000	$151	56
29 Veterans Ct	0.43mi	4/2.0 (+1)	2,025 (+14%)	3mo	$305,000	$151	48

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: 3.1%
• Equity multiple: 1.17×
• Total profit: $13,437
• Equity at exit: $114,246

10-year hold

• IRR: 6.8%
• Equity multiple: 1.95×
• Total profit: $74,663
• Equity at exit: $167,523

Cash invested: $78,372 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$117
• HOA: −$33
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-145

Break-even live

Break-even rent $2,133

Max offer price $254,260

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-66	+0% $-145	+5% $-224	+10% $-304
Rent	-10% $-299	-5% $-222	+0% $-145	+5% $-68	+10% $9
Rate	-1.0pp $-4	-0.5pp $-74	base $-145	+0.5pp $-218	+1.0pp $-291

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.17mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 17 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   listed $279,900 Active
3. 2023-07-26
   soldstatus $252,000 Closed 677-char remark

   Show marketing remark (1166 chars)

   Welcome home to the desirable Patriots Point in Fort Mitchell! This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. Enjoy quality time with family and friends under the huge covered patio and around the firepit. -Minutes away from Fort Benning. This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. --

4. 2023-07-26
   soldstatus $252,000 1166-char remark

   Show marketing remark (1166 chars)

   Welcome home to the desirable Patriots Point in Fort Mitchell! This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. Enjoy quality time with family and friends under the huge covered patio and around the firepit. -Minutes away from Fort Benning. This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. --

5. 2023-07-26
   soldstatus $252,000

   Show marketing remark (1166 chars)

   Welcome home to the desirable Patriots Point in Fort Mitchell! This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. Enjoy quality time with family and friends under the huge covered patio and around the firepit. -Minutes away from Fort Benning. This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. --

6. 2023-06-26
   status Pending

   Show marketing remark (677 chars)

   Welcome home to the desirable Patriots Point in Fort Mitchell! This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. Enjoy quality time with family and friends under the huge covered patio and around the firepit. -Minutes away from Fort Benning.

7. 2023-06-26
   status Pending 677-char remark

   Show marketing remark (677 chars)

   Welcome home to the desirable Patriots Point in Fort Mitchell! This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. Enjoy quality time with family and friends under the huge covered patio and around the firepit. -Minutes away from Fort Benning.

8. 2023-06-21
   listed $252,000 Active 677-char remark

   Show marketing remark (1166 chars)

   Welcome home to the desirable Patriots Point in Fort Mitchell! This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. Enjoy quality time with family and friends under the huge covered patio and around the firepit. -Minutes away from Fort Benning. This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. --

9. 2023-06-21
   listed $252,000 1166-char remark

   Show marketing remark (1166 chars)

   Welcome home to the desirable Patriots Point in Fort Mitchell! This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. Enjoy quality time with family and friends under the huge covered patio and around the firepit. -Minutes away from Fort Benning. This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. --

10. 2023-06-21
    listed $252,000 Active

    Show marketing remark (1166 chars)

    Welcome home to the desirable Patriots Point in Fort Mitchell! This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. Enjoy quality time with family and friends under the huge covered patio and around the firepit. -Minutes away from Fort Benning. This beautiful 3 bedroom, 2 bath home boasts a split level, open floor plan, and gorgeous hardwood floors throughout the foyer entry, spacious great room, and dining room. The open concept allows a breathtaking view of the vaulted ceilings, dining room, upgraded kitchen with stainless steel like new appliances, and a touch of class with upgraded tile floors. The spacious master suite features a sitting room, walk in closet, separate tub/shower, jetted tub, and double vanity sinks. --

11. 2020-07-10
    soldstatus $190,000
12. 2020-07-10
    soldstatus $190,000
13. 2020-07-10
    soldstatus $190,000
14. 2020-06-10
    soldstatus $190,000
15. 2020-05-22
    listed $190,000
16. 2020-05-22
    listed $195,000
17. 2020-05-22
    listed $195,000

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $2,575 · $215/mo
• Expected delta: +$1,768/yr (+$147/mo · 218.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $23,386
• − Mortgage interest: −$15,679
• − Property taxes: −$808
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$396
• − Depreciation: −$8,143
• Taxable loss: −$6,780
• Est. tax savings @ 24.0%: +$1,627
• After-tax cash flow: $-115/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

+47.3% since first listed

17 events — show timeline

• 2026-04-27 Pending — EABOR
• 2026-04-23 Listed $279,900 EABOR
• 2023-07-26 Sold (Public Records) $252,000 Public Records
• 2023-07-26 Sold (MLS) $252,000 EABOR
• 2023-07-26 Sold (MLS) $252,000 CBOR
• 2023-06-26 Pending — EABOR
• 2023-06-26 Pending — CBOR
• 2023-06-21 Listed $252,000 EABOR
• 2023-06-21 Listed $252,000 EABOR
• 2023-06-21 Listed $252,000 CBOR
• 2020-07-10 Sold (MLS) $190,000 EABOR
• 2020-07-10 Sold (MLS) $190,000 EABOR
• 2020-07-10 Sold (MLS) $190,000 CBOR
• 2020-06-10 Sold (Public Records) $190,000 Public Records
• 2020-05-22 Listed $195,000 EABOR
• 2020-05-22 Listed $195,000 EABOR
• 2020-05-22 Listed $190,000 CBOR

Property tax history

+4.5%/yr

Latest (2025): $808 · -50.4% YoY. Source: county tax records.