16 Maxwell Dr · Cusseta-Chattahoochee County, GA 36856

$340,000

4 bd · 2.0 ba · 2,269 sqft · SingleFamily public records · 21 Days on market

Built 2019 0.46 ac lot Est $334k · 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 +9.9/30.0
• ARV discount +6.6/15.0
• Appreciation +6.1/10.0
• DSCR +2.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Welcome to Fort Mitchell, AL! This well maintained 4 bedroom, 2 bath home is ready for its next owners to move right in and make it their own. With a split floor plan and inviting spaces throughout, 16 Maxwell Dr. offers both comfort and functionality. The covered front porch is the perfect place to relax and welcome family and friends. Inside, you'll find a spacious family room featuring trey ceilings and an electric fireplace that creates a warm and welcoming feel. The kitchen offers granite countertops, plenty of cabinet space, a pantry, and a large dining area with a beautiful bay window overlooking the backyard. Each bedroom includes carpet and ceiling fans for added comfort. The owner's suite features trey ceilings, great natural light, and a private bath with separate walk in closets, a soaking tub, separate shower, and double vanity. Out in the backyard, you'll enjoy a covered patio, a level fenced yard, and a fire pit that's perfect for relaxing on cooler evenings with friends and family. Schedule your showing today to see all that 16 Maxwell Dr. Fort Mitchell AL has to offer.

Key facts

• Covered front porch
• Large dining area
• Electric fireplace

Tags

• COVERED FRONT PORCH
• SPACIOUS FAMILY ROOM
• ELECTRIC FIREPLACE
• GRANITE COUNTERTOPS
• PLENTY OF CABINET SPACE
• LARGE DINING AREA

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Attached 2-car garage; Driveway
• Security: Fire alarm
• Utilities: Public water; Septic tank; Underground utilities; Water available
• Home design: Single-family residence; One-level home; No shared/common walls; Has a view
• Construction: Cement siding and stone exterior
• Exterior features: Private yard; Back and front yard; Cleared lot; Rain gutters; Fire pit; Covered front porch and patio; Back yard fencing; Shingle roof

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Electric water heater
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Tray ceilings; Crown molding; Double vanity; Entrance foyer; Recessed lighting; Walk-in closets; Double-pane windows; Electric fireplace in family room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (29.5% below list).
• Recommended offer: $240k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 2 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 38% 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 $10k of equity ($2k loan paydown + $8k 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 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,756 (29.5% 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. 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: 0.71% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $333,543
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Owens Rd	0.14mi	4/2.5	2,182 (-4%)	5mo	$270,700	$124	82
280 Owens Rd	0.16mi	3/2.0 (-1)	2,396 (+6%)	7mo	$350,000	$146	72
2 Stoney Mill Ln	0.22mi	4/2.5	2,478 (+9%)	1mo	$339,900	$137	72
29 Winter Hawk Dr	0.50mi	4/2.0	2,024 (-11%)	1mo	$295,000	$146	58
25 Belmont Dr	0.40mi	4/2.0	1,946 (-14%)	3mo	$290,000	$149	55
9 Silver Eagle Ct	0.65mi	4/2.0	2,066 (-9%)	0mo	$308,000	$149	55
17 Belmont Dr	0.46mi	4/2.0	1,952 (-14%)	1mo	$290,000	$149	55
15 Eagle Nest Dr	0.58mi	4/2.0	2,039 (-10%)	6mo	$299,900	$147	51
2 Pimlico Dr	0.37mi	3/3.0 (-1)	1,994 (-12%)	4mo	$300,000	$150	50
8 Silver Eagle Ct	0.68mi	4/2.0	2,061 (-9%)	5mo	$303,000	$147	49
14 Silver Eagle Ct	0.71mi	4/2.0	2,061 (-9%)	5mo	$297,000	$144	48
8 Buckeye Ct	0.74mi	4/2.0	2,044 (-10%)	5mo	$279,900	$137	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: 2.7%
• Equity multiple: 1.15×
• Total profit: $14,069
• Equity at exit: $138,777

10-year hold

• IRR: 6.4%
• Equity multiple: 1.90×
• Total profit: $85,935
• Equity at exit: $203,493

Cash invested: $95,200 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,398 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-212

Break-even live

Break-even rent $2,666

Max offer price $302,501

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-116	+0% $-212	+5% $-309	+10% $-405
Rent	-10% $-402	-5% $-307	+0% $-212	+5% $-118	+10% $-23
Rate	-1.0pp $-41	-0.5pp $-126	base $-212	+0.5pp $-300	+1.0pp $-390

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Owens Rd Fort Mitchell, AL	4.0	2.5	2504	$1,895	$0.76	21d	1	0.32mi
11 Hope St Fort Mitchell, AL	5.0	2.5	2603	$2,400	$0.92	14d	1	1.46mi

Listing history 23 events

1. 2026-06-14
   statusdays on market $340,000 Pending 21 DOM
2. 2026-06-13
   days on market $340,000 Active 20 DOM
3. 2026-06-10
   days on market $340,000 Active 18 DOM
4. 2026-06-09
   days on market $340,000 Active 17 DOM
5. 2026-06-08
   days on market $340,000 Active 16 DOM
6. 2026-06-07
   days on market $340,000 Active 15 DOM
7. 2026-06-05
   days on market $340,000 Active 12 DOM
8. 2026-06-02
   days on market $340,000 Active 10 DOM
9. 2026-06-01
   days on market $340,000 Active 9 DOM
10. 2026-05-31
    days on market $340,000 Active 8 DOM
11. 2026-05-30
    days on market $340,000 Active 7 DOM
12. 2026-05-23
    listed $340,000 Active 1102-char remark

    Show marketing remark (1102 chars)

    Welcome to Fort Mitchell, AL! This well maintained 4 bedroom, 2 bath home is ready for its next owners to move right in and make it their own. With a split floor plan and inviting spaces throughout, 16 Maxwell Dr. offers both comfort and functionality. The covered front porch is the perfect place to relax and welcome family and friends. Inside, you'll find a spacious family room featuring trey ceilings and an electric fireplace that creates a warm and welcoming feel. The kitchen offers granite countertops, plenty of cabinet space, a pantry, and a large dining area with a beautiful bay window overlooking the backyard. Each bedroom includes carpet and ceiling fans for added comfort. The owner's suite features trey ceilings, great natural light, and a private bath with separate walk in closets, a soaking tub, separate shower, and double vanity. Out in the backyard, you'll enjoy a covered patio, a level fenced yard, and a fire pit that's perfect for relaxing on cooler evenings with friends and family. Schedule your showing today to see all that 16 Maxwell Dr. Fort Mitchell AL has to offer.

13. 2026-05-23
    listed $340,000 Active

    Show marketing remark (1102 chars)

    Welcome to Fort Mitchell, AL! This well maintained 4 bedroom, 2 bath home is ready for its next owners to move right in and make it their own. With a split floor plan and inviting spaces throughout, 16 Maxwell Dr. offers both comfort and functionality. The covered front porch is the perfect place to relax and welcome family and friends. Inside, you'll find a spacious family room featuring trey ceilings and an electric fireplace that creates a warm and welcoming feel. The kitchen offers granite countertops, plenty of cabinet space, a pantry, and a large dining area with a beautiful bay window overlooking the backyard. Each bedroom includes carpet and ceiling fans for added comfort. The owner's suite features trey ceilings, great natural light, and a private bath with separate walk in closets, a soaking tub, separate shower, and double vanity. Out in the backyard, you'll enjoy a covered patio, a level fenced yard, and a fire pit that's perfect for relaxing on cooler evenings with friends and family. Schedule your showing today to see all that 16 Maxwell Dr. Fort Mitchell AL has to offer.

14. 2024-05-01
    soldstatus $306,500 Closed 868-char remark

    Show marketing remark (868 chars)

    Congratulations you have found THE ONE! Beautiful 5 year young home on quiet culdesac. Step into this beautiful serene 4 bedroom 2 bath home that feels much larger than the square footage suggests. Enormous open floor plan with the great room as the center of attention. No need to worry about much with the easy care of LVP flooring in the main areas. Gather around the spacious kitchen and entertain all your friends and family at one time. Split floor plan allows for some privacy with a Primary suite that has plenty space to spread out and all the amenities you heart desires. Three other bedrooms and guest bath on the other side of the house to accommodate all your needs. The overall design is of soothing earth tones accented with crisp white accents. Spend some time around the fire pit in the private backyard to relax and enjoy the outdoors. Welcome home!

15. 2024-05-01
    soldstatus $306,500 Closed

    Show marketing remark (868 chars)

    Congratulations you have found THE ONE! Beautiful 5 year young home on quiet culdesac. Step into this beautiful serene 4 bedroom 2 bath home that feels much larger than the square footage suggests. Enormous open floor plan with the great room as the center of attention. No need to worry about much with the easy care of LVP flooring in the main areas. Gather around the spacious kitchen and entertain all your friends and family at one time. Split floor plan allows for some privacy with a Primary suite that has plenty space to spread out and all the amenities you heart desires. Three other bedrooms and guest bath on the other side of the house to accommodate all your needs. The overall design is of soothing earth tones accented with crisp white accents. Spend some time around the fire pit in the private backyard to relax and enjoy the outdoors. Welcome home!

16. 2024-05-01
    soldstatus $280,000

    Show marketing remark (868 chars)

    Congratulations you have found THE ONE! Beautiful 5 year young home on quiet culdesac. Step into this beautiful serene 4 bedroom 2 bath home that feels much larger than the square footage suggests. Enormous open floor plan with the great room as the center of attention. No need to worry about much with the easy care of LVP flooring in the main areas. Gather around the spacious kitchen and entertain all your friends and family at one time. Split floor plan allows for some privacy with a Primary suite that has plenty space to spread out and all the amenities you heart desires. Three other bedrooms and guest bath on the other side of the house to accommodate all your needs. The overall design is of soothing earth tones accented with crisp white accents. Spend some time around the fire pit in the private backyard to relax and enjoy the outdoors. Welcome home!

17. 2024-03-12
    status Pending

    Show marketing remark (868 chars)

    Congratulations you have found THE ONE! Beautiful 5 year young home on quiet culdesac. Step into this beautiful serene 4 bedroom 2 bath home that feels much larger than the square footage suggests. Enormous open floor plan with the great room as the center of attention. No need to worry about much with the easy care of LVP flooring in the main areas. Gather around the spacious kitchen and entertain all your friends and family at one time. Split floor plan allows for some privacy with a Primary suite that has plenty space to spread out and all the amenities you heart desires. Three other bedrooms and guest bath on the other side of the house to accommodate all your needs. The overall design is of soothing earth tones accented with crisp white accents. Spend some time around the fire pit in the private backyard to relax and enjoy the outdoors. Welcome home!

18. 2024-03-12
    status Pending 868-char remark

    Show marketing remark (868 chars)

    Congratulations you have found THE ONE! Beautiful 5 year young home on quiet culdesac. Step into this beautiful serene 4 bedroom 2 bath home that feels much larger than the square footage suggests. Enormous open floor plan with the great room as the center of attention. No need to worry about much with the easy care of LVP flooring in the main areas. Gather around the spacious kitchen and entertain all your friends and family at one time. Split floor plan allows for some privacy with a Primary suite that has plenty space to spread out and all the amenities you heart desires. Three other bedrooms and guest bath on the other side of the house to accommodate all your needs. The overall design is of soothing earth tones accented with crisp white accents. Spend some time around the fire pit in the private backyard to relax and enjoy the outdoors. Welcome home!

19. 2024-03-08
    listed $299,000 Active

    Show marketing remark (868 chars)

    Congratulations you have found THE ONE! Beautiful 5 year young home on quiet culdesac. Step into this beautiful serene 4 bedroom 2 bath home that feels much larger than the square footage suggests. Enormous open floor plan with the great room as the center of attention. No need to worry about much with the easy care of LVP flooring in the main areas. Gather around the spacious kitchen and entertain all your friends and family at one time. Split floor plan allows for some privacy with a Primary suite that has plenty space to spread out and all the amenities you heart desires. Three other bedrooms and guest bath on the other side of the house to accommodate all your needs. The overall design is of soothing earth tones accented with crisp white accents. Spend some time around the fire pit in the private backyard to relax and enjoy the outdoors. Welcome home!

20. 2024-03-08
    listed $299,000 Active 868-char remark

    Show marketing remark (868 chars)

    Congratulations you have found THE ONE! Beautiful 5 year young home on quiet culdesac. Step into this beautiful serene 4 bedroom 2 bath home that feels much larger than the square footage suggests. Enormous open floor plan with the great room as the center of attention. No need to worry about much with the easy care of LVP flooring in the main areas. Gather around the spacious kitchen and entertain all your friends and family at one time. Split floor plan allows for some privacy with a Primary suite that has plenty space to spread out and all the amenities you heart desires. Three other bedrooms and guest bath on the other side of the house to accommodate all your needs. The overall design is of soothing earth tones accented with crisp white accents. Spend some time around the fire pit in the private backyard to relax and enjoy the outdoors. Welcome home!

21. 2022-04-12
    soldstatus $280,000
22. 2022-02-22
    listed $275,000
23. 2018-06-18
    listed $14,000

ⓘ 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: $2,180 · $182/mo
• Projected year-2 tax: $3,128 · $261/mo
• Expected delta: +$948/yr (+$79/mo · 43.5%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $28,771
• − Mortgage interest: −$19,045
• − Property taxes: −$2,180
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − Depreciation: −$9,891
• Taxable loss: −$8,649
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $-472/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

+2328.6% since first listed

12 events — show timeline

• 2026-05-23 Listed $340,000 EABOR
• 2026-05-23 Listed $340,000 CBOR
• 2024-05-01 Sold (Public Records) $280,000 Public Records
• 2024-05-01 Sold (MLS) $306,500 EABOR
• 2024-05-01 Sold (MLS) $306,500 CBOR
• 2024-03-12 Pending — EABOR
• 2024-03-12 Pending — CBOR
• 2024-03-08 Listed $299,000 EABOR
• 2024-03-08 Listed $299,000 CBOR
• 2022-04-12 Sold (MLS) $280,000 LCMLS
• 2022-02-22 Listed $275,000 LCMLS
• 2018-06-18 Listed $14,000 LCMLS

Property tax history

+44.6%/yr

Latest (2025): $2,180 · +113.5% YoY. Source: county tax records.