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

$335,000

5 bd · 4.0 ba · 2,034 sqft · SingleFamily public records · 92 Days on market

Built 2009 1.00 ac lot $165/sqft · 81% above area Est $305k · 10% over ↓ 4% since listing

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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 +11.9/30.0
• Appreciation +6.1/10.0
• DSCR +3.5/10.0
• ARV discount +3.1/15.0
• Schools +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Situated on one of the largest lots in Patriots Point, this 1-acre property offers 3,351 square feet with 5 bedrooms and 3.5 bathrooms. The main level includes a half bath, laundry room, and a versatile flex space ideal for an additional living area or office. The dining room features coffered ceilings, while the kitchen is equipped with stainless steel appliances, breakfast bar, pantry, and eat-in area. The family room offers a soaring ceiling and connects to the oversized primary suite with a sitting area. The primary bath includes a double vanity, separate tub, and shower. Upstairs features a spacious bedroom-suite with a full bath, along with three additional guest bedrooms and another full bathroom, providing flexible space for guests or extended living. New Roof in November 2025. Property offers ample space for a variety of needs and is ready for your personal touch. Listed under VA Appraised Value at $350,000.

Key facts

• Double vanity
• Flex space
• Largest lots

Tags

• LARGEST LOTS
• FLEX SPACE
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• OVERSIZED PRIMARY SUITE
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (25.0% below list).
• Recommended offer: $251k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.2% 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: Mt Olive Primary School (392 students, 62% FRL); 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).
• Market conditions: 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 92 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $251,213 (25.0% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

• ARV (median comp): $305,144
• List price: $335,000
• Delta: 9.78%
• 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
98 Old Glory Way Way	0.20mi	4/2.0 (-1)	2,076 (+2%)	0mo	$307,000	$148	74
29 Veterans Ct	0.49mi	4/2.0 (-1)	2,025 (-0%)	3mo	$305,000	$151	60
8 Buckeye Ct	0.63mi	4/2.0 (-1)	2,044 (+0%)	5mo	$279,900	$137	53
9 Silver Eagle Ct	0.72mi	4/2.0 (-1)	2,066 (+2%)	0mo	$308,000	$149	50
14 Silver Eagle Ct	0.67mi	4/2.0 (-1)	2,061 (+1%)	5mo	$297,000	$144	50
8 Silver Eagle Ct	0.68mi	4/2.0 (-1)	2,061 (+1%)	5mo	$303,000	$147	49
33 Honeysuckle Way	0.45mi	4/2.0 (-1)	1,833 (-10%)	3mo	$280,000	$153	48
47 Wheatland Way	0.68mi	4/2.0 (-1)	2,106 (+4%)	4mo	$300,000	$142	46
52 Heartland Blvd	0.65mi	4/2.5 (-1)	2,186 (+8%)	4mo	$335,400	$153	43
10 Greyhawk Ct	0.61mi	4/2.0 (-1)	1,832 (-10%)	1mo	$291,000	$159	42
38 Wheatland Way	0.72mi	4/2.5 (-1)	2,190 (+8%)	3mo	$318,000	$145	40
11 Snow Shoe Ct	0.73mi	4/2.0 (-1)	1,800 (-12%)	3mo	$279,900	$156	31

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: 4.2%
• Equity multiple: 1.23×
• Total profit: $21,651
• Equity at exit: $136,736

10-year hold

• IRR: 7.7%
• Equity multiple: 2.08×
• Total profit: $101,482
• Equity at exit: $200,501

Cash invested: $93,800 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,512 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$175 /mo · $2,101/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-87

Break-even live

Break-even rent $2,622

Max offer price $319,656

Occupancy floor 98%

Sensitivity live

Price	-10% $103	-5% $8	+0% $-87	+5% $-182	+10% $-276
Rent	-10% $-285	-5% $-186	+0% $-87	+5% $12	+10% $112
Rate	-1.0pp $82	-0.5pp $-2	base $-87	+0.5pp $-174	+1.0pp $-262

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Hope St Fort Mitchell, AL	5.0	2.5	2603	$2,400	$0.92	15d	1	0.10mi
106 Old Glory Way Fort Mitchell, AL	4.0	2.0	2094	$2,000	$0.96	23d	1	0.24mi
26 Apache Trl Fort Mitchell, AL	4.0	2.5	2738	$1,900	$0.69	15d	1	0.92mi

Listing history 30 events

1. 2026-06-22
   days on market $335,000 Active 92 DOM
2. 2026-06-18
   days on market $335,000 Active 89 DOM
3. 2026-06-17
   days on market $335,000 Active 88 DOM
4. 2026-06-16
   days on market $335,000 Active 87 DOM
5. 2026-06-15
   days on market $335,000 Active 86 DOM
6. 2026-06-14
   days on market $335,000 Active 84 DOM
7. 2026-06-13
   days on market $335,000 Active 83 DOM
8. 2026-06-10
   days on market $335,000 Active 81 DOM
9. 2026-06-09
   days on market $335,000 Active 80 DOM
10. 2026-06-08
    days on market $335,000 Active 79 DOM
11. 2026-06-07
    days on market $335,000 Active 78 DOM
12. 2026-06-05
    days on market $335,000 Active 75 DOM
13. 2026-06-02
    days on market $335,000 Active 73 DOM
14. 2026-06-01
    days on market $335,000 Active 72 DOM
15. 2026-05-31
    days on market $335,000 Active 71 DOM
16. 2026-05-30
    days on market $335,000 Active 70 DOM
17. 2026-04-13
    price $335,000 932-char remark

    Show marketing remark (935 chars)

    Situated on one of the largest lots in Patriots Point, this 1-acre property offers 3,351 square feet with 5 bedrooms and 3.5 bathrooms. The main level includes a half bath, laundry room, and a versatile flex space ideal for an additional living area or office. The dining room features coffered ceilings, while the kitchen is equipped with stainless steel appliances, breakfast bar, pantry, and eat-in area. The family room offers a soaring ceiling and connects to the oversized primary suite with a sitting area. The primary bath includes a double vanity, separate tub, and shower. Upstairs features a spacious bedroom-suite with a full bath, along with three additional guest bedrooms and another full bathroom, providing flexible space for guests or extended living. New Roof in November 2025. Property offers ample space for a variety of needs and is ready for your personal touch. Listed at under VA Appraised Value of $350,000.

18. 2026-04-13
    price $335,000 935-char remark

    Show marketing remark (935 chars)

    Situated on one of the largest lots in Patriots Point, this 1-acre property offers 3,351 square feet with 5 bedrooms and 3.5 bathrooms. The main level includes a half bath, laundry room, and a versatile flex space ideal for an additional living area or office. The dining room features coffered ceilings, while the kitchen is equipped with stainless steel appliances, breakfast bar, pantry, and eat-in area. The family room offers a soaring ceiling and connects to the oversized primary suite with a sitting area. The primary bath includes a double vanity, separate tub, and shower. Upstairs features a spacious bedroom-suite with a full bath, along with three additional guest bedrooms and another full bathroom, providing flexible space for guests or extended living. New Roof in November 2025. Property offers ample space for a variety of needs and is ready for your personal touch. Listed at under VA Appraised Value of $350,000.

19. 2026-04-13
    price $335,000

    Show marketing remark (935 chars)

    Situated on one of the largest lots in Patriots Point, this 1-acre property offers 3,351 square feet with 5 bedrooms and 3.5 bathrooms. The main level includes a half bath, laundry room, and a versatile flex space ideal for an additional living area or office. The dining room features coffered ceilings, while the kitchen is equipped with stainless steel appliances, breakfast bar, pantry, and eat-in area. The family room offers a soaring ceiling and connects to the oversized primary suite with a sitting area. The primary bath includes a double vanity, separate tub, and shower. Upstairs features a spacious bedroom-suite with a full bath, along with three additional guest bedrooms and another full bathroom, providing flexible space for guests or extended living. New Roof in November 2025. Property offers ample space for a variety of needs and is ready for your personal touch. Listed at under VA Appraised Value of $350,000.

20. 2026-03-21
    listed $350,000 New

    Show marketing remark (935 chars)

    Situated on one of the largest lots in Patriots Point, this 1-acre property offers 3,351 square feet with 5 bedrooms and 3.5 bathrooms. The main level includes a half bath, laundry room, and a versatile flex space ideal for an additional living area or office. The dining room features coffered ceilings, while the kitchen is equipped with stainless steel appliances, breakfast bar, pantry, and eat-in area. The family room offers a soaring ceiling and connects to the oversized primary suite with a sitting area. The primary bath includes a double vanity, separate tub, and shower. Upstairs features a spacious bedroom-suite with a full bath, along with three additional guest bedrooms and another full bathroom, providing flexible space for guests or extended living. New Roof in November 2025. Property offers ample space for a variety of needs and is ready for your personal touch. Listed at under VA Appraised Value of $350,000.

21. 2026-03-21
    listed $350,000 Active 932-char remark

    Show marketing remark (935 chars)

    Situated on one of the largest lots in Patriots Point, this 1-acre property offers 3,351 square feet with 5 bedrooms and 3.5 bathrooms. The main level includes a half bath, laundry room, and a versatile flex space ideal for an additional living area or office. The dining room features coffered ceilings, while the kitchen is equipped with stainless steel appliances, breakfast bar, pantry, and eat-in area. The family room offers a soaring ceiling and connects to the oversized primary suite with a sitting area. The primary bath includes a double vanity, separate tub, and shower. Upstairs features a spacious bedroom-suite with a full bath, along with three additional guest bedrooms and another full bathroom, providing flexible space for guests or extended living. New Roof in November 2025. Property offers ample space for a variety of needs and is ready for your personal touch. Listed at under VA Appraised Value of $350,000.

22. 2026-03-21
    listed $350,000 Active 935-char remark

    Show marketing remark (935 chars)

    Situated on one of the largest lots in Patriots Point, this 1-acre property offers 3,351 square feet with 5 bedrooms and 3.5 bathrooms. The main level includes a half bath, laundry room, and a versatile flex space ideal for an additional living area or office. The dining room features coffered ceilings, while the kitchen is equipped with stainless steel appliances, breakfast bar, pantry, and eat-in area. The family room offers a soaring ceiling and connects to the oversized primary suite with a sitting area. The primary bath includes a double vanity, separate tub, and shower. Upstairs features a spacious bedroom-suite with a full bath, along with three additional guest bedrooms and another full bathroom, providing flexible space for guests or extended living. New Roof in November 2025. Property offers ample space for a variety of needs and is ready for your personal touch. Listed at under VA Appraised Value of $350,000.

23. 2026-03-13
    historical $2,600
24. 2026-01-09
    listed $2,600
25. 2025-10-31
    price $325,000
26. 2025-10-31
    price $325,000
27. 2025-08-29
    price $335,000
28. 2025-08-29
    price $335,000
29. 2025-07-08
    price $345,000
30. 2025-05-19
    listed $350,000 Active

ⓘ 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: $2,101 · $175/mo
• Projected year-2 tax: $3,082 · $257/mo
• Expected delta: +$981/yr (+$82/mo · 46.7%)

ⓘ 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: $30,146
• − Mortgage interest: −$18,765
• − Property taxes: −$2,101
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$9,745
• Taxable loss: −$6,964
• Est. tax savings @ 24.0%: +$1,671
• After-tax cash flow: $629/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

-4.3% since first listed

14 events — show timeline

• 2026-04-13 Price Changed $335,000 EABOR
• 2026-04-13 Price Changed $335,000 CBOR
• 2026-04-13 Price Changed $335,000 GAMLS
• 2026-03-21 Listed $350,000 CBOR
• 2026-03-21 Listed $350,000 EABOR
• 2026-03-21 Listed $350,000 GAMLS
• 2026-03-13 Rental Removed $2,600 Avail
• 2026-01-09 Listed for Rent $2,600 Avail
• 2025-10-31 Price Changed $325,000 EABOR
• 2025-10-31 Price Changed $325,000 CBOR
• 2025-08-29 Price Changed $335,000 EABOR
• 2025-08-29 Price Changed $335,000 CBOR
• 2025-07-08 Price Changed $345,000 EABOR
• 2025-05-19 Listed $350,000 EABOR

Property tax history

+11.3%/yr

Latest (2024): $2,101 · +2.9% YoY. Source: county tax records.