426 Broad St · Cusseta-Chattahoochee County, GA 31805

$108,000

3 bd · 1.0 ba · 1,424 sqft · SingleFamily public records · 80 Days on market

Built 1897 1.21 ac lot $76/sqft · 13% below area Est $124k · 13% under ↓ 10% since listing

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Why this score? — see what drove the B+ 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 +29.1/30.0
• ARV discount +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Appreciation +6.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bath home located in the heart of Cusseta offers a blend of character and functionality. The inviting front porch, surrounded by mature shade trees, provides a relaxing outdoor space. Inside, the kitchen offers ample room for gathering and dining, while the interior laundry room adds everyday convenience. A rear porch overlooks the spacious backyard. The metal roof, updated septic system and drain field, and regularly maintained HVAC system (serviced every six months), offer added value and peace of mind. Enjoy the benefits of the Chattahoochee County City Park across the street. Schedule your showing today!

Key facts

• Spacious backyard
• Kitchen
• Front porch

Tags

• FRONT PORCH
• MATURE SHADE TREES
• KITCHEN
• INTERIOR LAUNDRY ROOM
• REAR PORCH
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Chattahoochee County (rural): math 17% / reading 25% proficiency, ranked #142 of 174 in GA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($747 loan paydown + $4k appreciation (3.8% local appreciation)).
• Chattahoochee County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (median comp): $124,283
• List price: $108,000
• Delta: -13.10%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Henry St	0.44mi	3/2.0	1,501 (+5%)	12mo	$166,000	$111	56
149 Principal Dr	0.61mi	3/2.0	1,545 (+8%)	9mo	$224,000	$145	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.36×
• Total profit: $41,134
• Equity at exit: $53,359

10-year hold

• IRR: 23.3%
• Equity multiple: 4.57×
• Total profit: $107,835
• Equity at exit: $86,176

Cash invested: $30,240 (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 31805

• Home prices YoY: 2.7%
• Active inventory: 11
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $371

Break-even live

Break-even rent $814

Max offer price $108,000

Occupancy floor 66%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $108,000 Active 80 DOM
2. 2026-06-17
   days on market $108,000 Active 79 DOM
3. 2026-06-16
   days on market $108,000 Active 78 DOM
4. 2026-06-15
   days on market $108,000 Active 77 DOM
5. 2026-06-13
   days on market $108,000 Active 75 DOM
6. 2026-06-12
   days on market $108,000 Active 74 DOM
7. 2026-06-09
   days on market $108,000 Active 71 DOM
8. 2026-06-08
   days on market $108,000 Active 70 DOM
9. 2026-06-07
   days on market $108,000 Active 69 DOM
10. 2026-06-05
    days on market $108,000 Active 67 DOM
11. 2026-06-04
    days on market $108,000 Active 65 DOM
12. 2026-06-02
    days on market $108,000 Active 64 DOM
13. 2026-06-01
    days on market $108,000 Active 63 DOM
14. 2026-05-31
    days on market $108,000 Active 62 DOM
15. 2026-05-31
    days on market $108,000 Active 61 DOM
16. 2026-04-14
    price $108,000 642-char remark

    Show marketing remark (642 chars)

    This charming 3-bedroom, 2-bath home located in the heart of Cusseta offers a blend of character and functionality. The inviting front porch, surrounded by mature shade trees, provides a relaxing outdoor space. Inside, the kitchen offers ample room for gathering and dining, while the interior laundry room adds everyday convenience. A rear porch overlooks the spacious backyard. The metal roof, updated septic system and drain field, and regularly maintained HVAC system (serviced every six months), offer added value and peace of mind. Enjoy the benefits of the Chattahoochee County City Park across the street. Schedule your showing today!

17. 2026-03-30
    listed $120,000 Active 642-char remark

    Show marketing remark (642 chars)

    This charming 3-bedroom, 2-bath home located in the heart of Cusseta offers a blend of character and functionality. The inviting front porch, surrounded by mature shade trees, provides a relaxing outdoor space. Inside, the kitchen offers ample room for gathering and dining, while the interior laundry room adds everyday convenience. A rear porch overlooks the spacious backyard. The metal roof, updated septic system and drain field, and regularly maintained HVAC system (serviced every six months), offer added value and peace of mind. Enjoy the benefits of the Chattahoochee County City Park across the street. Schedule your showing today!

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$614/yr (+$51/mo · 162.0%)

ⓘ 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 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,409
• − Mortgage interest: −$6,050
• − Property taxes: −$379
• − Insurance: −$540
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,142
• Taxable income: $2,833
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $3,778/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: Chattahoochee County
• NCES district ID: 1301050
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 25% ▼ -14.00%
• Median HH income: $38,941
• Composite: 17.66/100
• National rank: #9029
• State rank: #142 of 174 in GA

Livability — Cusseta-Chattahoochee County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Cusseta-Chattahoochee County, GA
• City population: 17,852
• Population (ZIP): 1,960

Population outlook (Chattahoochee County) Hauer SSP2

• Today (2025): 10,993 people
• By 2030: 11,573 · +5.3%
• By 2040: 11,979 · +9.0%
• By 2050: 12,113 · +10.2%
• By 2075: 12,430 · +13.1%
• By 2100: 10,188 · -7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 32% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Slovak 10% Lithuanian 3% Serbian 1%
• Foreign-born: 3% · Canada, Jamaica, South Korea
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Chattahoochee

• 2024 margin: R (+16.5) · D 41.5% · R 58.0%
• 2008→2024 swing: -17.6pp toward R · 2008: 1.2pp · 2024: -16.5pp
• All cycles: 2024: R+16.5 2020: R+13.5 2016: R+11.1 2012: R+0.4 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.78%
• Current HPI: 145.4577
• Rent YoY: —
• Metro: —
• 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

-10.0% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $108,000 CBOR
• 2026-03-30 Listed $120,000 CBOR

Property tax history

+0.3%/yr

Latest (2021): $379 · +0.1% YoY. Source: county tax records.