17 Bama Ln Unit C5 · Ringgold, GA 30736

$168,000

2 bd · 1.5 ba · 896 sqft · SingleFamily · 85 Days on market

Built 1998 Good condition 432 sqft lot $188/sqft · 27% below area Est $231k · 27% under $175/mo HOA · 13% 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 +15.0/15.0
• Cash flow +6.6/30.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This updated two bedroom, one and a half bathroom townhome is now rented and producing immediate income. It is an excellent opportunity for first time investors or for anyone looking to add a reliable property to their portfolio. The home features a modern open floor plan with fresh paint, updated lighting, and durable LVP flooring. The kitchen includes granite countertops, stainless steel appliances, and ample cabinet space, which helps maintain long term tenant appeal and low ongoing maintenance. Both bedrooms and the full bathroom are located upstairs to provide added privacy. A convenient half bathroom is located on the main level.

Key facts

• Ample cabinet space
• Granite countertops
• Built 1998

Tags

• MODERN OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• SHARED FENCED GREEN SPACE
• MINUTES FROM INTERSTATE 75

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (19.9% below list).
• Recommended offer: $129k (23.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#28 in GA, #3,772 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: amenities C-, commute F, employment D-.
• Catoosa County (suburban): math 36% / reading 41% proficiency, ranked #49 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ringgold Elementary School (math 42% / reading 42%, grade F, #380 of 1,228 statewide, top 33%, 441 students, 42% FRL); Ringgold Middle School (math 35% / reading 49%, grade D-, #126 of 470 statewide, top 28%, 765 students, 42% FRL); Ringgold High School (math 32% / reading 17%, grade F, #184 of 424 statewide, top 48%, 1,053 students, 34% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 589 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 848 units permitted in Catoosa County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Catoosa County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

Recommended offer $128,532 (23.5% 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. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.96%
• DSCR: 0.69
• GRM: 10.4

CMA / ARV

• ARV (median comp): $230,688
• List price: $168,000
• Delta: -27.17%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Bama Ln Unit C3	0.02mi	2/1.5	896 (0%)	7mo	$165,000	$184	93
34 Bama Ln	0.02mi	2/1.5	896 (0%)	13mo	$165,000	$184	88
207 Mcallister Ln	1.42mi	2/2.0	924 (+3%)	1mo	$120,000	$130	57
72 Lamar St	1.35mi	2/1.0	832 (-7%)	10mo	$178,000	$214	43
96 Lamar St	1.36mi	2/2.0	952 (+6%)	13mo	$197,039	$207	42
451 Cotter St	1.40mi	2/1.0	836 (-7%)	14mo	$160,000	$191	40
20 Marion Cir	0.79mi	3/2.0 (+1)	972 (+8%)	5mo	$220,000	$226	39
1849 Boynton Dr	1.28mi	3/1.0 (+1)	840 (-6%)	15mo	$115,000	$137	35
99 Meadow Ln	0.89mi	3/1.0 (+1)	1,056 (+18%)	3mo	$199,000	$188	31
1467 Holcomb Rd	1.29mi	2/1.0	772 (-14%)	12mo	$50,000	$65	30
64 Stephenson Dr	1.43mi	3/1.0 (+1)	1,040 (+16%)	4mo	$216,000	$208	29
496 Guyler St	1.17mi	1/1.0 (-1)	728 (-19%)	11mo	$155,000	$213	24

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

Projected returns pro-forma

-3.0% appreciation · 6.84% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.17×
• Total profit: $-39,067
• Equity at exit: $25,049

10-year hold

• IRR: -9.2%
• Equity multiple: 0.32×
• Total profit: $-31,881
• Equity at exit: $14,526

Cash invested: $47,040 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30736

• Home prices YoY: -21.9%
• Rents YoY: 6.8%
• Active inventory: 589
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• HOA: −$175
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-273

Break-even live

Break-even rent $1,691

Max offer price $128,532

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-215	+0% $-273	+5% $-331	+10% $-389
Rent	-10% $-379	-5% $-326	+0% $-273	+5% $-220	+10% $-166
Rate	-1.0pp $-188	-0.5pp $-230	base $-273	+0.5pp $-316	+1.0pp $-361

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: $42,000
• Closing costs: $5,040
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Westend Ln Unit 1D4 Ringgold, GA	2.0	1.5	1000	$1,250	$1.25	1d	1	0.00mi
13 Arrowhead Ln Ringgold, GA	2.0	1.5	1000	$1,495	$1.50	10d	1	0.05mi
137 Jason Ct Ringgold, GA	3.0	1.5	1100	$1,823	$1.66	184d	1	0.67mi
11 Alice Ln Unit 25 Ringgold, GA	2.0	1.5	1000	$1,125	$1.12	14d	1	0.78mi
11 Alice Ln Unit 11 Ringgold, GA	2.0	1.5	1000	$1,025	$1.02	51d	1	0.78mi
14 Pollard Rd Ringgold, GA	2.0	1.0	976	$800	$0.82	16d	1	0.88mi
335 Chapman Rd Ringgold, GA	2.0	1.0	1062	$1,099	$1.03	0d	2	0.89mi
464 Guyler St Unit 478 Ringgold, GA	2.0	1.5	1000	$1,100	$1.10	14d	1	1.22mi
43 Gale St Ringgold, GA	2.0	1.5	850	$1,175	$1.38	35d	1	1.23mi
43 Gale St Ringgold, GA	2.0	1.5	850	$1,175	$1.38	33d	1	1.23mi
43 Gale St Ringgold, GA	2.0	1.5	850	$1,175	$1.38	10d	1	1.23mi
310 Cleveland St Unit 1 Ringgold, GA	2.0	1.5	950	$945	$0.99	17d	1	1.29mi
310 Cleveland St Unit 1 Ringgold, GA	2.0	1.5	950	$945	$0.99	10d	1	1.29mi
310 Cleveland St Unit 1 Ringgold, GA	2.0	1.5	950	$1,050	$1.11	22d	1	1.29mi
33 Sunrise Ln Unit 25 Ringgold, GA	1.0	1.0	550	$825	$1.50	51d	1	1.46mi
33 Sunrise Ln Unit 168 Ringgold, GA	2.0	1.0	750	$925	$1.23	164d	1	1.46mi
33 Sunrise Ln Unit 168 Ringgold, GA	2.0	1.0	750	$925	$1.23	10d	1	1.46mi

Property features AI

Finance

• Other: Lot dimensions approximately 27' x 16'
• HOA & community: Homeowners association with monthly fee of $175HOA covers maintenance (grounds and structure), trash, and waterCommunity features include curbs and street lights

Exterior

• Parking: Asphalt parking
• Security: Smoke detectorsSecurity features vary by unit
• Utilities: Public waterPublic sewerElectricity connectedCable availablePhone availableWater connectedSewer connected
• Home design: TownhouseTwo levelsSingle-family residence
• Construction: Vinyl sidingShingle roofBlock foundationBuilt with townhouse construction
• Exterior features: Covered porchPatio/porchRain guttersGentle sloping lotPaved road frontageHas view

Interior

• Kitchen: OvenMicrowaveDishwasherFree‑standing refrigeratorFree‑standing electric range/ovenWater heater
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioningCeiling fans for cooling
• Interior features: Ceiling fansGranite countersOpen floor planAluminum-framed windows
• Laundry & utility: Laundry area in kitchenMain level laundryLower level laundryDedicated laundry room

Listing history 50 events

1. 2026-11-08
   days on market $168,000 Active 85 DOM
2. 2026-11-07
   days on market $168,000 Active 84 DOM
3. 2026-11-06
   days on market $168,000 Active 83 DOM
4. 2026-11-05
   days on market $168,000 Active 82 DOM
5. 2026-11-04
   days on market $168,000 Active 81 DOM
6. 2026-11-02
   days on market $168,000 Active 79 DOM
7. 2026-11-01
   days on market $168,000 Active 78 DOM
8. 2026-10-31
   days on market $168,000 Active 77 DOM
9. 2026-10-30
   days on market $168,000 Active 76 DOM
10. 2026-10-29
    days on market $168,000 Active 75 DOM
11. 2026-10-28
    days on market $168,000 Active 74 DOM
12. 2026-10-27
    days on market $168,000 Active 73 DOM
13. 2026-10-26
    days on market $168,000 Active 72 DOM
14. 2026-10-25
    days on market $168,000 Active 71 DOM
15. 2026-10-24
    days on market $168,000 Active 70 DOM
16. 2026-10-23
    days on market $168,000 Active 69 DOM
17. 2026-10-22
    days on market $168,000 Active 68 DOM
18. 2026-10-21
    days on market $168,000 Active 67 DOM
19. 2026-10-20
    days on market $168,000 Active 66 DOM
20. 2026-10-19
    days on market $168,000 Active 65 DOM
21. 2026-10-18
    days on market $168,000 Active 64 DOM
22. 2026-10-17
    days on market $168,000 Active 63 DOM
23. 2026-10-16
    days on market $168,000 Active 62 DOM
24. 2026-10-15
    days on market $168,000 Active 61 DOM
25. 2026-10-14
    days on market $168,000 Active 60 DOM
26. 2026-10-13
    days on market $168,000 Active 59 DOM
27. 2026-10-12
    days on market $168,000 Active 58 DOM
28. 2026-10-11
    days on market $168,000 Active 57 DOM
29. 2026-10-10
    days on market $168,000 Active 56 DOM
30. 2026-10-09
    days on market $168,000 Active 55 DOM
31. 2026-10-08
    days on market $168,000 Active 54 DOM
32. 2026-10-07
    days on market $168,000 Active 53 DOM
33. 2026-10-06
    days on market $168,000 Active 52 DOM
34. 2026-10-05
    days on market $168,000 Active 51 DOM
35. 2026-10-04
    days on market $168,000 Active 50 DOM
36. 2026-10-03
    days on market $168,000 Active 49 DOM
37. 2026-10-02
    days on market $168,000 Active 48 DOM
38. 2026-10-01
    days on market $168,000 Active 47 DOM
39. 2026-09-30
    days on market $168,000 Active 46 DOM
40. 2026-09-29
    days on market $168,000 Active 45 DOM
41. 2026-09-28
    days on market $168,000 Active 44 DOM
42. 2026-09-27
    days on market $168,000 Active 43 DOM
43. 2026-09-26
    days on market $168,000 Active 42 DOM
44. 2026-09-25
    days on market $168,000 Active 41 DOM
45. 2026-09-24
    days on market $168,000 Active 40 DOM
46. 2026-09-23
    days on market $168,000 Active 39 DOM
47. 2026-09-22
    days on market $168,000 Active 38 DOM
48. 2026-09-21
    days on market $168,000 Active 37 DOM
49. 2026-09-20
    days on market $168,000 Active 36 DOM
50. 2026-09-19
    days on market $168,000 Active 35 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,151
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$840
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − HOA: −$2,100
• − Depreciation: −$4,887
• Taxable loss: −$6,191
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $-1,787/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,480–$13,440 screening

This updated two-bedroom townhome is in good condition with modern updates and a good rental history. It is ready for immediate rental or resale.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint — fresh paint improves aesthetics and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Ringgold Elementary School F GA #380/1,228 Nat'l #17,861/41,679 Middle Ringgold Middle School D- GA #126/470 Nat'l #5,398/14,009 High Ringgold High School F GA #184/424 Nat'l #12,478/17,239

Schools (NCES district)

• District: Catoosa County
• NCES district ID: 1300930
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,913
• Composite: 33.13/100
• National rank: #5558
• State rank: #49 of 174 in GA

B Composite livability gradescore 76/100

Livability — Ringgold

• Score: 76/100
• State rank: #28
• US rank: #3772

Category grades

Amenities C- Commute F Cost of living A+ Crime C+ Employment D- Housing B Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ringgold, GA
• County: Catoosa County · 70,112 people
• City population: 44,499
• Metro: Chattanooga, TN-GA
• Population (ZIP): 44,499
• Household income: $83,821
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 10% of renters

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Population outlook (Catoosa County) Hauer SSP2

• Today (2025): 70,112 people
• By 2030: 71,621 · +2.2%
• By 2040: 73,595 · +5.0%
• By 2050: 73,921 · +5.4%
• By 2075: 72,135 · +2.9%
• By 2100: 65,979 · -5.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2% Asian 1%
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

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Political lean MEDSL · Catoosa

• 2024 margin: Solid R (+55.5) · D 22.0% · R 77.5%
• 2008→2024 swing: -5.7pp toward R · 2008: -49.8pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+56.0 2016: R+60.7 2012: R+52.8 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.42%
• Current HPI: 251.8824
• Rent YoY: ▲ 6.84%
• Metro: Chattanooga, TN-GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Lot dimensions approximately 27' x 16'
• HOA & community: Homeowners association with monthly fee of $175HOA covers maintenance (grounds and structure), trash, and waterCommunity features include curbs and street lights

Exterior

• Parking: Asphalt parking
• Security: Smoke detectorsSecurity features vary by unit
• Utilities: Public waterPublic sewerElectricity connectedCable availablePhone availableWater connectedSewer connected
• Home design: TownhouseTwo levelsSingle-family residence
• Construction: Vinyl sidingShingle roofBlock foundationBuilt with townhouse construction
• Exterior features: Covered porchPatio/porchRain guttersGentle sloping lotPaved road frontageHas view

Interior

• Kitchen: OvenMicrowaveDishwasherFree‑standing refrigeratorFree‑standing electric range/ovenWater heater
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioningCeiling fans for cooling
• Interior features: Ceiling fansGranite countersOpen floor planAluminum-framed windows
• Laundry & utility: Laundry area in kitchenMain level laundryLower level laundryDedicated laundry room

Price history

+1.9% since first listed

20 events — show timeline

• 2026-08-15 Listed $168,000 GCAR
• 2026-07-13 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-20 Price Changed $175,000 GCAR
• 2025-09-27 Price Changed $168,000 GCAR
• 2025-08-14 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2025-06-19 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-05-15 Listed $170,000 REALTRACS as Distributed by MLS Grid
• 2025-05-02 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2023-12-29 Sold (MLS) $164,900 REALTRACS as Distributed by MLS Grid
• 2023-12-29 Sold (MLS) $164,900 GCAR
• 2023-12-14 Contingent — GCAR
• 2023-12-14 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-12-07 Listed $164,900 GCAR
• 2023-12-07 Listed $164,900 REALTRACS as Distributed by MLS Grid
• 2023-12-04 Sold (MLS) $164,900 REALTRACS as Distributed by MLS Grid
• 2023-12-04 Sold (MLS) $164,900 GCAR
• 2023-02-25 Contingent — GCAR
• 2023-02-25 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-01-17 Listed $164,900 GCAR
• 2023-01-17 Listed $164,900 REALTRACS as Distributed by MLS Grid