42 Navajo Trl · Cusseta-Chattahoochee County, GA 36856

$314,900

4 bd · 3.0 ba · 2,618 sqft · SingleFamily public records · 25 Days on market

Built 2009 0.34 ac lot Est $372k · 15% under $67/mo HOA · 3% 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).

• ARV discount +14.4/15.0
• Cash flow +10.6/30.0
• Appreciation +6.1/10.0
• 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 +2.1/10.0

Listing remarks MLS

Welcome to The Villages at Westgate! This spacious two-story home offers 2,668 square feet, 4 bedrooms, and 3 full baths in one of Fort Mitchell's sought-after communities featuring a neighborhood pool and playground. The main level includes a versatile office or playroom, a formal dining room, and a guest bedroom with a full bath—perfect for visitors or multi-generational living. The inviting living room features a cozy fireplace and opens seamlessly to the kitchen, creating an ideal space for everyday living and entertaining. The kitchen offers stainless steel appliances, ample cabinet space, and a walk-in pantry. Real hardwood flooring enhances the foyer and dining room, while updated LVP flooring flows throughout the kitchen and living room. Upstairs, you'll find a spacious primary suite complete with a sitting area, walk-in closet, and an ensuite bath featuring separate vanities, a soaking tub, and a separate shower. Two additional bedrooms, a full bath, and a versatile bonus space provide plenty of room for work, play, or relaxation. All bedrooms feature brand-new carpet. Outside, enjoy a large, fully privacy-fenced backyard with plenty of space for children, pets, gardening, or outdoor entertaining. Conveniently located near shopping, dining, and easy access to Fort Benning, this home offers the perfect combination of space, comfort, and community amenities.

Key facts

• Formal dining room
• Versatile office
• Cozy fireplace

Tags

• NEIGHBORHOOD POOL
• PLAYGROUND
• VERSATILE OFFICE
• FORMAL DINING ROOM
• GUEST BEDROOM
• COZY FIREPLACE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $400 (approximately $33.33/month)

Exterior

• Parking: Two total parking spaces; Two covered spaces; Two-car garage with driveway; garage faces front; on-street parking available
• Security: Smoke detectors
• Utilities: Public water; Septic sewer; Electricity available; Cable available; Phone available
• Home design: Single-family residence; Two levels; No common walls
• Construction: Stone and vinyl siding exterior; Composition roof; No basement
• Exterior features: Private yard; Covered front porch; Patio; Back yard fencing with privacy; Has view; Cleared, level lot; Asphalt road frontage on a city street

Interior

• Kitchen: Oven; Electric oven; Self-cleaning oven; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Three full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double vanity; Entrance foyer; Walk-in closets; Fireplace in family room
• Laundry & utility: Upper-level laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (28.7% below list).
• Recommended offer: $225k (28.7% 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.
• Zoned schools: Russell County Middle School (math 14% / reading 45%, grade F, #129 of 257 statewide, top 52%, 830 students, 77% FRL); Russell County High School (math 17% / reading 27%, grade F, #142 of 305 statewide, top 51%, 1,014 students, 76% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $9k of equity ($2k loan paydown + $7k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $224,623 (28.7% 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: 0.71% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $371,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Cheyenne Trl	0.19mi	4/3.5	2,658 (+2%)	5mo	$325,500	$122	83
5 Ottawa Trl	0.33mi	4/3.0	2,618 (0%)	3mo	$240,000	$92	82
46 Heartland Blvd	0.60mi	4/2.5	2,599 (-1%)	3mo	$370,000	$142	66
26 Heartland Blvd	0.68mi	4/2.5	2,599 (-1%)	1mo	$369,900	$142	64
28 Heartland Blvd	0.65mi	5/3.0 (+1)	2,637 (+1%)	1mo	$384,600	$146	63
44 Heartland Blvd	0.60mi	4/2.5	2,778 (+6%)	2mo	$394,900	$142	58
34 Heartland Blvd	0.61mi	4/2.5	2,406 (-8%)	3mo	$354,900	$148	54
50 Heartland Blvd	0.60mi	4/2.5	2,406 (-8%)	4mo	$349,900	$145	53
38 Heartland Blvd	0.60mi	4/2.5	2,406 (-8%)	5mo	$358,000	$149	52
54 Heartland Blvd	0.62mi	4/2.5	2,379 (-9%)	3mo	$342,900	$144	51
60 Heartland Blvd	0.62mi	5/3.0 (+1)	2,864 (+9%)	3mo	$394,900	$138	48
42 Heartland Blvd	0.60mi	5/3.0 (+1)	2,864 (+9%)	5mo	$392,600	$137	47

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: 3.2%
• Equity multiple: 1.18×
• Total profit: $15,546
• Equity at exit: $128,532

10-year hold

• IRR: 6.9%
• Equity multiple: 1.96×
• Total profit: $84,988
• Equity at exit: $188,471

Cash invested: $88,172 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,246 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$131
• HOA: −$67
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-157

Break-even live

Break-even rent $2,445

Max offer price $287,179

Occupancy floor —

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Apache Trl Fort Mitchell, AL	4.0	2.5	2738	$1,900	$0.69	13d	1	0.30mi
106 Old Glory Way Fort Mitchell, AL	4.0	2.0	2094	$2,000	$0.96	21d	1	1.15mi
11 Hope St Fort Mitchell, AL	5.0	2.5	2603	$2,400	$0.92	13d	1	1.16mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-18
   days on market $314,900 Active 25 DOM
2. 2026-06-17
   days on market $314,900 Active 24 DOM
3. 2026-06-16
   days on market $314,900 Active 23 DOM
4. 2026-06-15
   days on market $314,900 Active 22 DOM
5. 2026-06-14
   days on market $314,900 Active 20 DOM
6. 2026-06-13
   days on market $314,900 Active 19 DOM
7. 2026-06-10
   days on market $314,900 Active 17 DOM
8. 2026-06-09
   days on market $314,900 Active 16 DOM
9. 2026-06-08
   days on market $314,900 Active 15 DOM
10. 2026-06-07
    days on market $314,900 Active 14 DOM
11. 2026-06-05
    pricedays on market $314,900 Active 11 DOM
12. 2026-06-02
    days on market $324,900 Active 9 DOM
13. 2026-06-01
    days on market $324,900 Active 8 DOM
14. 2026-05-31
    days on market $324,900 Active 7 DOM
15. 2026-05-30
    days on market $324,900 Active 6 DOM
16. 2026-05-24
    listed $324,900 Active

    Show marketing remark (1393 chars)

    Welcome to The Villages at Westgate! This spacious two-story home offers 2,668 square feet, 4 bedrooms, and 3 full baths in one of Fort Mitchell's sought-after communities featuring a neighborhood pool and playground. The main level includes a versatile office or playroom, a formal dining room, and a guest bedroom with a full bath—perfect for visitors or multi-generational living. The inviting living room features a cozy fireplace and opens seamlessly to the kitchen, creating an ideal space for everyday living and entertaining. The kitchen offers stainless steel appliances, ample cabinet space, and a walk-in pantry. Real hardwood flooring enhances the foyer and dining room, while updated LVP flooring flows throughout the kitchen and living room. Upstairs, you'll find a spacious primary suite complete with a sitting area, walk-in closet, and an ensuite bath featuring separate vanities, a soaking tub, and a separate shower. Two additional bedrooms, a full bath, and a versatile bonus space provide plenty of room for work, play, or relaxation. All bedrooms feature brand-new carpet. Outside, enjoy a large, fully privacy-fenced backyard with plenty of space for children, pets, gardening, or outdoor entertaining. Conveniently located near shopping, dining, and easy access to Fort Benning, this home offers the perfect combination of space, comfort, and community amenities.

17. 2026-05-24
    listed $324,900 Active 1393-char remark

    Show marketing remark (1393 chars)

    Welcome to The Villages at Westgate! This spacious two-story home offers 2,668 square feet, 4 bedrooms, and 3 full baths in one of Fort Mitchell's sought-after communities featuring a neighborhood pool and playground. The main level includes a versatile office or playroom, a formal dining room, and a guest bedroom with a full bath—perfect for visitors or multi-generational living. The inviting living room features a cozy fireplace and opens seamlessly to the kitchen, creating an ideal space for everyday living and entertaining. The kitchen offers stainless steel appliances, ample cabinet space, and a walk-in pantry. Real hardwood flooring enhances the foyer and dining room, while updated LVP flooring flows throughout the kitchen and living room. Upstairs, you'll find a spacious primary suite complete with a sitting area, walk-in closet, and an ensuite bath featuring separate vanities, a soaking tub, and a separate shower. Two additional bedrooms, a full bath, and a versatile bonus space provide plenty of room for work, play, or relaxation. All bedrooms feature brand-new carpet. Outside, enjoy a large, fully privacy-fenced backyard with plenty of space for children, pets, gardening, or outdoor entertaining. Conveniently located near shopping, dining, and easy access to Fort Benning, this home offers the perfect combination of space, comfort, and community amenities.

18. 2022-10-09
    soldstatus $286,000 575-char remark

    Show marketing remark (575 chars)

    Want to find a great home that has 4 bedrooms in a quiet location? This property features an open floor plan with a kitchen, dining room, bonus room, and a bedroom with an en-suite bathroom on the main floor! Located on the second floor is a spacious master suite with a walk-in closet, as well as an attached office/reading room with double trey ceilings. The primary bathroom has double vanities, a large tub, and a separate shower. There is a large, flat backyard and a patio for entertaining outside the home. It's also conveniently located just minutes from Ft. Benning.

19. 2022-10-09
    soldstatus $286,000 Closed

    Show marketing remark (575 chars)

    Want to find a great home that has 4 bedrooms in a quiet location? This property features an open floor plan with a kitchen, dining room, bonus room, and a bedroom with an en-suite bathroom on the main floor! Located on the second floor is a spacious master suite with a walk-in closet, as well as an attached office/reading room with double trey ceilings. The primary bathroom has double vanities, a large tub, and a separate shower. There is a large, flat backyard and a patio for entertaining outside the home. It's also conveniently located just minutes from Ft. Benning.

20. 2022-10-09
    soldstatus $286,000

    Show marketing remark (575 chars)

    Want to find a great home that has 4 bedrooms in a quiet location? This property features an open floor plan with a kitchen, dining room, bonus room, and a bedroom with an en-suite bathroom on the main floor! Located on the second floor is a spacious master suite with a walk-in closet, as well as an attached office/reading room with double trey ceilings. The primary bathroom has double vanities, a large tub, and a separate shower. There is a large, flat backyard and a patio for entertaining outside the home. It's also conveniently located just minutes from Ft. Benning.

21. 2022-09-28
    soldstatus $286,000
22. 2022-08-19
    status Pending
23. 2022-08-11
    listed $279,900 575-char remark

    Show marketing remark (575 chars)

    Want to find a great home that has 4 bedrooms in a quiet location? This property features an open floor plan with a kitchen, dining room, bonus room, and a bedroom with an en-suite bathroom on the main floor! Located on the second floor is a spacious master suite with a walk-in closet, as well as an attached office/reading room with double trey ceilings. The primary bathroom has double vanities, a large tub, and a separate shower. There is a large, flat backyard and a patio for entertaining outside the home. It's also conveniently located just minutes from Ft. Benning.

24. 2022-07-22
    price $279,900
25. 2022-05-31
    listed $285,000 Active
26. 2022-05-31
    listed $279,900
27. 2022-05-21
    price $1,950

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $2,897 · $241/mo
• Expected delta: +$1,915/yr (+$160/mo · 194.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $26,955
• − Mortgage interest: −$17,639
• − Property taxes: −$982
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − HOA: −$804
• − Depreciation: −$9,161
• Taxable loss: −$7,519
• Est. tax savings @ 24.0%: +$1,805
• After-tax cash flow: $-79/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

+16561.5% since first listed

12 events — show timeline

• 2026-05-24 Listed $324,900 EABOR
• 2026-05-24 Listed $324,900 CBOR
• 2022-10-09 Sold (MLS) $286,000 EABOR
• 2022-10-09 Sold (MLS) $286,000 EABOR
• 2022-10-09 Sold (MLS) $286,000 CBOR
• 2022-09-28 Sold (Public Records) $286,000 Public Records
• 2022-08-19 Pending — EABOR
• 2022-08-11 Listed $279,900 CBOR
• 2022-07-22 Price Changed $279,900 EABOR
• 2022-05-31 Listed $279,900 EABOR
• 2022-05-31 Listed $285,000 EABOR
• 2022-05-21 Price Changed $1,950 RENT.

Property tax history

-2.1%/yr

Latest (2025): $982 · +6.6% YoY. Source: county tax records.