4 Hope St · Cusseta-Chattahoochee County, GA 36856

$239,900

3 bd · 2.0 ba · 1,529 sqft · SingleFamily public records · 6 Days on market

Built 2011 0.48 ac lot $157/sqft · at area comps Est $245k · 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 +15.2/30.0
• ARV discount +8.5/15.0
• Appreciation +6.1/10.0
• DSCR +4.7/10.0
• 1% rule +3.1/10.0
• 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

This 3 Bed, 2 Bath home in Patriots Point is just minutes from Fort Benning and waiting for you to call it home! Split bedroom plan with a foyer entryway that leads to a spacious open concept living room with soaring ceilings! Kitchen offers plenty of cabinets, a breakfast area and stainless steel appliances. Large bedrooms and closets throughout. Recently painted interior and new carpet in the main living areas. Enjoy the covered porch and large privately fenced backyard.

Key facts

• Split floor plan
• Access to clubhouse
• Access to pool

Tags

• SPLIT FLOOR PLAN
• OPEN-CONCEPT LIVING
• SPACIOUS COVERED BACK PORCH
• LARGE FENCED BACKYARD
• ACCESS TO CLUBHOUSE
• ACCESS TO POOL

Property features AI

Finance

• Other: Lot is approximately 0.4846 acres (level, rectangular with some slope); concrete road frontage
• HOA & community: Homeowners association with annual fee of $400 (includes trash, utilities, water); Community amenities: clubhouse, playground, pool, street lights

Exterior

• Parking: Two-car garage with garage door opener; Driveway; Garage faces front; Two covered parking spaces
• Security: Smoke detectors; Security lights
• Utilities: Public water; Septic tank sewer; Electricity available; Cable available; Phone available; Underground utilities; Water available
• Home design: Single-family residence; One-story home; No shared/common walls; Has a view; Brick construction
• Construction: Composition roof
• Exterior features: Private yard; Lighting; Rain gutters; Fenced backyard

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Tray ceilings; Cathedral and vaulted ceilings; Double vanity; Entrance foyer; High ceilings; Walk-in closets; Aluminum window frames; Factory-built fireplace in family room (1)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $84 ($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 $194k (19.0% below list).
• Recommended offer: $194k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 $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 $67k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k 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.
• 5 sale attempts since 7y 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 $194,258 (19.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (median comp): $245,375
• List price: $239,900
• Delta: -2.23%
• 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
4 Hope St	0.00mi	3/2.0	1,529 (0%)	0mo	$242,000	$158	100
10 Whippoorwill Ln	0.41mi	3/2.0	1,392 (-9%)	3mo	$225,000	$162	64
23 Whippoorwill Ln	0.39mi	4/2.0 (+1)	1,620 (+6%)	7mo	$256,900	$159	62
35 Farmbrook Dr	0.57mi	3/2.0	1,472 (-4%)	7mo	$230,000	$156	61
11 Mclendon Rd	0.43mi	3/2.0	1,426 (-7%)	12mo	$223,000	$156	59
32 Fallowfield Dr	0.60mi	3/2.0	1,440 (-6%)	6mo	$229,900	$160	58
28 Whippoorwill Ln	0.44mi	4/2.0 (+1)	1,713 (+12%)	0mo	$255,000	$149	54
11 Farmbrook Dr	0.41mi	4/2.0 (+1)	1,711 (+12%)	5mo	$245,000	$143	52
24 Whippoorwill Ln	0.42mi	4/2.0 (+1)	1,704 (+11%)	7mo	$240,000	$141	51
71 Owens Rd	0.68mi	3/2.0	1,400 (-8%)	11mo	$149,900	$107	45
14 Heartland Blvd	0.71mi	3/2.0	1,713 (+12%)	7mo	$315,900	$184	41
18 Heartland Blvd	0.71mi	3/2.5	1,729 (+13%)	5mo	$319,900	$185	39

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: 6.7%
• Equity multiple: 1.37×
• Total profit: $24,814
• Equity at exit: $97,919

10-year hold

• IRR: 9.9%
• Equity multiple: 2.38×
• Total profit: $92,716
• Equity at exit: $143,583

Cash invested: $67,172 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$100
• HOA: −$33
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $84

Break-even live

Break-even rent $1,836

Max offer price $239,900

Occupancy floor 91%

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: $59,975
• Closing costs: $7,197
• 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	20d	1	0.11mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 11 events

1. 2026-05-02
   status Pending 841-char remark
2. 2026-04-26
   listed $239,900 Active 841-char remark
3. 2023-12-15
   historical $1,500
4. 2023-12-01
   listed $1,500
5. 2019-07-25
   soldstatus $148,000 861-char remark

   Show marketing remark (477 chars)

   This 3 Bed, 2 Bath home in Patriots Point is just minutes from Fort Benning and waiting for you to call it home! Split bedroom plan with a foyer entryway that leads to a spacious open concept living room with soaring ceilings! Kitchen offers plenty of cabinets, a breakfast area and stainless steel appliances. Large bedrooms and closets throughout. Recently painted interior and new carpet in the main living areas. Enjoy the covered porch and large privately fenced backyard.

6. 2019-07-25
   soldstatus $148,000

   Show marketing remark (477 chars)

   This 3 Bed, 2 Bath home in Patriots Point is just minutes from Fort Benning and waiting for you to call it home! Split bedroom plan with a foyer entryway that leads to a spacious open concept living room with soaring ceilings! Kitchen offers plenty of cabinets, a breakfast area and stainless steel appliances. Large bedrooms and closets throughout. Recently painted interior and new carpet in the main living areas. Enjoy the covered porch and large privately fenced backyard.

7. 2019-07-25
   soldstatus $148,000

   Show marketing remark (477 chars)

   This 3 Bed, 2 Bath home in Patriots Point is just minutes from Fort Benning and waiting for you to call it home! Split bedroom plan with a foyer entryway that leads to a spacious open concept living room with soaring ceilings! Kitchen offers plenty of cabinets, a breakfast area and stainless steel appliances. Large bedrooms and closets throughout. Recently painted interior and new carpet in the main living areas. Enjoy the covered porch and large privately fenced backyard.

8. 2019-07-25
   soldstatus $148,000

   Show marketing remark (477 chars)

   This 3 Bed, 2 Bath home in Patriots Point is just minutes from Fort Benning and waiting for you to call it home! Split bedroom plan with a foyer entryway that leads to a spacious open concept living room with soaring ceilings! Kitchen offers plenty of cabinets, a breakfast area and stainless steel appliances. Large bedrooms and closets throughout. Recently painted interior and new carpet in the main living areas. Enjoy the covered porch and large privately fenced backyard.

9. 2019-04-11
   listed $156,000 861-char remark

   Show marketing remark (477 chars)

   This 3 Bed, 2 Bath home in Patriots Point is just minutes from Fort Benning and waiting for you to call it home! Split bedroom plan with a foyer entryway that leads to a spacious open concept living room with soaring ceilings! Kitchen offers plenty of cabinets, a breakfast area and stainless steel appliances. Large bedrooms and closets throughout. Recently painted interior and new carpet in the main living areas. Enjoy the covered porch and large privately fenced backyard.

10. 2019-04-11
    listed $156,000

    Show marketing remark (477 chars)

    This 3 Bed, 2 Bath home in Patriots Point is just minutes from Fort Benning and waiting for you to call it home! Split bedroom plan with a foyer entryway that leads to a spacious open concept living room with soaring ceilings! Kitchen offers plenty of cabinets, a breakfast area and stainless steel appliances. Large bedrooms and closets throughout. Recently painted interior and new carpet in the main living areas. Enjoy the covered porch and large privately fenced backyard.

11. 2019-04-11
    listed $156,000

    Show marketing remark (477 chars)

    This 3 Bed, 2 Bath home in Patriots Point is just minutes from Fort Benning and waiting for you to call it home! Split bedroom plan with a foyer entryway that leads to a spacious open concept living room with soaring ceilings! Kitchen offers plenty of cabinets, a breakfast area and stainless steel appliances. Large bedrooms and closets throughout. Recently painted interior and new carpet in the main living areas. Enjoy the covered porch and large privately fenced backyard.

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$1,495/yr (+$125/mo · 209.8%)

ⓘ 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: $23,311
• − Mortgage interest: −$13,438
• − Property taxes: −$712
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − HOA: −$396
• − Depreciation: −$6,979
• Taxable loss: −$3,144
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $1,765/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

+55.1% since first listed

12 events — show timeline

• 2026-06-05 Sold (MLS) $242,000 EABOR
• 2026-05-02 Pending — EABOR
• 2026-04-26 Listed $239,900 EABOR
• 2023-12-15 Rental Removed $1,500 CBOR
• 2023-12-01 Listed for Rent $1,500 CBOR
• 2019-07-25 Sold (Public Records) $148,000 Public Records
• 2019-07-25 Sold (MLS) $148,000 EABOR
• 2019-07-25 Sold (MLS) $148,000 EABOR
• 2019-07-25 Sold (MLS) $148,000 CBOR
• 2019-04-11 Listed $156,000 EABOR
• 2019-04-11 Listed $156,000 EABOR
• 2019-04-11 Listed $156,000 CBOR

Property tax history

+3.6%/yr

Latest (2025): $712 · +5.7% YoY. Source: county tax records.