42 Wheatfield Dr · Cusseta-Chattahoochee County, GA 36856

$250,000

4 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 46 Days on market

Built 2005 0.43 ac lot $162/sqft · at area comps Est $251k · at est.

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Why this score? — see what drove the C- 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 +18.7/30.0
• ARV discount +7.7/15.0
• Appreciation +6.1/10.0
• DSCR +5.9/10.0
• 1% rule +3.7/10.0
• 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

Charming 4-bedroom, 2-bath home on a spacious, level lot just minutes from Ft. Benning! Recently refreshed inside and out with new paint, this home also features a newer roof and HVAC for peace of mind. Enjoy updated LVP flooring in the main living areas and brand-new carpet in the bedrooms. Relax on the inviting rocking chair front porch or unwind in the private, fenced backyard—perfect for Spring days. An oversized side entry two-car garage offers plenty of storage space. THIS HOME QUALIFIES FOR Preferred Lender 100%, NO PMI, LOW INTEREST RATE FINANCING!

Key facts

• New hvac
• Level lot
• Updated lvp flooring

Tags

• LEVEL LOT
• NEW ROOF
• NEW HVAC
• UPDATED LVP FLOORING
• PRIVATE FENCED BACKYARD
• ROCKING CHAIR FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/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 $217k (13.2% below list).
• Recommended offer: $217k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 C — 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 35% 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 + $6k 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 $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, 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 46 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $149k; list at $250k implies a 67% gain — meaningful room to come down on a strong offer.

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 $217,051 (13.2% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

• ARV (median comp): $251,257
• List price: $250,000
• Delta: -0.50%
• 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
23 Whippoorwill Ln	0.17mi	4/2.0	1,620 (+5%)	7mo	$256,900	$159	78
28 Whippoorwill Ln	0.10mi	4/2.0	1,713 (+11%)	0mo	$255,000	$149	77
35 Farmbrook Dr	0.19mi	3/2.0 (-1)	1,472 (-5%)	7mo	$230,000	$156	72
24 Whippoorwill Ln	0.14mi	4/2.0	1,704 (+10%)	7mo	$240,000	$141	71
11 Farmbrook Dr	0.18mi	4/2.0	1,711 (+11%)	5mo	$245,000	$143	70
4 Hope St	0.54mi	3/2.0 (-1)	1,529 (-1%)	0mo	$242,000	$158	68
10 Whippoorwill Ln	0.25mi	3/2.0 (-1)	1,392 (-10%)	3mo	$225,000	$162	65
32 Fallowfield Dr	0.30mi	3/2.0 (-1)	1,440 (-7%)	6mo	$229,900	$160	64
51 Mclendon Rd	0.41mi	3/2.0 (-1)	1,602 (+4%)	9mo	$232,500	$145	62
11 Summershade Ct Ct	0.62mi	3/2.0 (-1)	1,428 (-8%)	2mo	$258,400	$181	52
11 Mclendon Rd	0.44mi	3/2.0 (-1)	1,426 (-8%)	12mo	$223,000	$156	52
13 Wheatland Ct	0.42mi	3/2.0 (-1)	1,704 (+10%)	13mo	$262,000	$154	48

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: 9.4%
• Equity multiple: 1.51×
• Total profit: $36,029
• Equity at exit: $102,042

10-year hold

• IRR: 12.3%
• Equity multiple: 2.69×
• Total profit: $118,502
• Equity at exit: $149,627

Cash invested: $70,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,171 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $248

Break-even live

Break-even rent $1,857

Max offer price $250,000

Occupancy floor 84%

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: $62,500
• Closing costs: $7,500
• 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	21d	1	0.53mi

Listing history 10 events

1. 2026-06-03
   status $250,000 Pending 46 DOM
2. 2026-06-02
   days on market $250,000 Active 46 DOM
3. 2026-06-01
   days on market $250,000 Active 45 DOM
4. 2026-05-31
   days on market $250,000 Active 44 DOM
5. 2026-05-30
   days on market $250,000 Active 43 DOM
6. 2026-05-04
   price $250,000 568-char remark

   Show marketing remark (583 chars)

   THIS HOME QUALIFIES FOR 100% FINANCING, NO PMI, LOW INTEREST RATE FINANCING WITH PREFERRED LENDER! Charming 4-bedroom, 2-bath home on a spacious, level lot just minutes from Ft. Benning! Recently refreshed inside and out with new paint, this home also features a newer roof and HVAC for peace of mind. Enjoy updated LVP flooring in the main living areas and brand-new carpet in the bedrooms. Relax on the inviting rocking chair front porch or unwind in the private, fenced backyard—perfect for Spring days. An oversized side entry two-car garage offers plenty of storage space.

7. 2026-05-04
   price $250,000 583-char remark

   Show marketing remark (583 chars)

   THIS HOME QUALIFIES FOR 100% FINANCING, NO PMI, LOW INTEREST RATE FINANCING WITH PREFERRED LENDER! Charming 4-bedroom, 2-bath home on a spacious, level lot just minutes from Ft. Benning! Recently refreshed inside and out with new paint, this home also features a newer roof and HVAC for peace of mind. Enjoy updated LVP flooring in the main living areas and brand-new carpet in the bedrooms. Relax on the inviting rocking chair front porch or unwind in the private, fenced backyard—perfect for Spring days. An oversized side entry two-car garage offers plenty of storage space.

8. 2026-04-17
   listed $255,000 Active 568-char remark

   Show marketing remark (583 chars)

   THIS HOME QUALIFIES FOR 100% FINANCING, NO PMI, LOW INTEREST RATE FINANCING WITH PREFERRED LENDER! Charming 4-bedroom, 2-bath home on a spacious, level lot just minutes from Ft. Benning! Recently refreshed inside and out with new paint, this home also features a newer roof and HVAC for peace of mind. Enjoy updated LVP flooring in the main living areas and brand-new carpet in the bedrooms. Relax on the inviting rocking chair front porch or unwind in the private, fenced backyard—perfect for Spring days. An oversized side entry two-car garage offers plenty of storage space.

9. 2026-04-17
   listed $255,000 Active 583-char remark

   Show marketing remark (583 chars)

   THIS HOME QUALIFIES FOR 100% FINANCING, NO PMI, LOW INTEREST RATE FINANCING WITH PREFERRED LENDER! Charming 4-bedroom, 2-bath home on a spacious, level lot just minutes from Ft. Benning! Recently refreshed inside and out with new paint, this home also features a newer roof and HVAC for peace of mind. Enjoy updated LVP flooring in the main living areas and brand-new carpet in the bedrooms. Relax on the inviting rocking chair front porch or unwind in the private, fenced backyard—perfect for Spring days. An oversized side entry two-car garage offers plenty of storage space.

10. 2005-05-31
    soldstatus $149,328

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$1,680/yr (+$140/mo · 271.2%)

ⓘ 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 3/10 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: $26,046
• − Mortgage interest: −$14,004
• − Property taxes: −$620
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$7,273
• Taxable loss: −$1,267
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $3,279/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

+67.4% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $250,000 CBOR
• 2026-05-04 Price Changed $250,000 EABOR
• 2026-04-17 Listed $255,000 EABOR
• 2026-04-17 Listed $255,000 CBOR
• 2005-05-31 Sold (Public Records) $149,328 Public Records

Property tax history

+4.4%/yr

Latest (2023): $620 · +11.8% YoY. Source: county tax records.