17 Bama Ln Unit C5 · Ringgold, GA 30736

$168,000

2 bd · 1.5 ba · 896 sqft · SingleFamily · 39 Days on market

Built 1998 Good condition 432 sqft lot $188/sqft · 27% below area Est $231k · 27% under $175/mo HOA · 12% 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 +7.4/30.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• DSCR +1.6/10.0
• 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 $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (15.6% below list).
• Recommended offer: $137k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.6% in Ringgold — 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 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); 527 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 39 days — a 3% lower offer ($163k) 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 $136,817 (18.6% 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 39 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 0.84% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 9.9

CMA / ARV

• ARV (median comp): $230,937
• List price: $168,000
• Delta: -27.25%
• 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%)	5mo	$165,000	$184	94
34 Bama Ln	0.02mi	2/1.5	896 (0%)	11mo	$165,000	$184	90
72 Lamar St	1.35mi	2/1.0	832 (-7%)	8mo	$178,000	$214	44
96 Lamar St	1.36mi	2/2.0	952 (+6%)	12mo	$197,039	$207	43
451 Cotter St	1.40mi	2/1.0	836 (-7%)	13mo	$160,000	$191	41
20 Marion Cir	0.79mi	3/2.0 (+1)	972 (+8%)	4mo	$220,000	$226	41
1849 Boynton Dr	1.28mi	3/1.0 (+1)	840 (-6%)	13mo	$115,000	$137	37
99 Meadow Ln	0.89mi	3/1.0 (+1)	1,056 (+18%)	1mo	$199,000	$188	32
1467 Holcomb Rd	1.29mi	2/1.0	772 (-14%)	11mo	$50,000	$65	31
64 Stephenson Dr	1.43mi	3/1.0 (+1)	1,040 (+16%)	3mo	$216,000	$208	31
496 Guyler St	1.17mi	1/1.0 (-1)	728 (-19%)	9mo	$155,000	$213	25
181 Garden View Ln	0.96mi	2/2.0	1,110 (+24%)	15mo	$284,900	$257	25

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: -20.7%
• Equity multiple: 0.25×
• Total profit: $-35,128
• Equity at exit: $25,049

10-year hold

• IRR: -6.2%
• Equity multiple: 0.52×
• Total profit: $-22,459
• 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: 527
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• HOA: −$175
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-215

Break-even live

Break-even rent $1,691

Max offer price $136,817

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-157	+0% $-215	+5% $-274	+10% $-332
Rent	-10% $-328	-5% $-272	+0% $-215	+5% $-159	+10% $-103
Rate	-1.0pp $-131	-0.5pp $-173	base $-215	+0.5pp $-259	+1.0pp $-303

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Arrowhead Ln Ringgold, GA	2.0	1.5	1000	$1,350	$1.35	6d	1	0.05mi
137 Jason Ct Ringgold, GA	3.0	1.5	1100	$1,823	$1.66	139d	1	0.67mi
11 Alice Ln Unit 11 Ringgold, GA	2.0	1.5	1000	$1,025	$1.02	6d	1	0.78mi
335 Chapman Rd Ringgold, GA	2.0	1.0	1062	$1,099	$1.03	0d	2	0.89mi
40 Cottage DR Ringgold, GA	2.0–3.0	2.0–3.0	1244	$1,710	$1.37	3d	22	1.42mi
33 Sunrise Ln Unit 168 Ringgold, GA	2.0	1.0	750	$925	$1.23	119d	1	1.46mi
33 Sunrise Ln Unit 168 Ringgold, GA	2.0	1.0	750	$925	$1.23	6d	1	1.46mi
33 Sunrise Ln Unit 25 Ringgold, GA	1.0	1.0	550	$825	$1.50	6d	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. 2026-09-23
   days on market $168,000 Active 39 DOM
2. 2026-09-22
   days on market $168,000 Active 38 DOM
3. 2026-09-21
   days on market $168,000 Active 37 DOM
4. 2026-09-20
   days on market $168,000 Active 36 DOM
5. 2026-09-19
   days on market $168,000 Active 35 DOM
6. 2026-09-18
   days on market $168,000 Active 34 DOM
7. 2026-09-17
   days on market $168,000 Active 33 DOM
8. 2026-09-16
   days on market $168,000 Active 32 DOM
9. 2026-09-15
   days on market $168,000 Active 31 DOM
10. 2026-09-14
    days on market $168,000 Active 30 DOM
11. 2026-09-13
    days on market $168,000 Active 29 DOM
12. 2026-09-12
    days on market $168,000 Active 28 DOM
13. 2026-09-11
    days on market $168,000 Active 27 DOM
14. 2026-09-05
    days on market $168,000 Active 21 DOM
15. 2026-09-04
    days on market $168,000 Active 20 DOM
16. 2026-09-03
    days on market $168,000 Active 19 DOM
17. 2026-08-31
    days on market $168,000 Active 16 DOM
18. 2026-08-30
    days on market $168,000 Active 15 DOM
19. 2026-08-29
    days on market $168,000 Active 14 DOM
20. 2026-08-28
    days on market $168,000 Active 13 DOM
21. 2026-08-27
    days on market $168,000 Active 12 DOM
22. 2026-08-26
    days on market $168,000 Active 11 DOM
23. 2026-08-25
    days on market $168,000 Active 10 DOM
24. 2026-08-24
    days on market $168,000 Active 9 DOM
25. 2026-08-23
    days on market $168,000 Active 8 DOM
26. 2026-08-22
    days on market $168,000 Active 7 DOM
27. 2026-08-21
    days on market $168,000 Active 6 DOM
28. 2026-08-20
    days on market $168,000 Active 5 DOM
29. 2026-08-19
    days on market $168,000 Active 4 DOM
30. 2026-08-18
    days on market $168,000 Active 3 DOM
31. 2026-08-17
    days on market $168,000 Active 2 DOM
32. 2026-08-15
    pricedays on marketlisting id $168,000 Active 1 DOM
33. 2026-07-14
    days on market $175,000 Active 334 DOM
34. 2026-07-13
    days on market $175,000 Active 333 DOM
35. 2026-07-12
    days on market $175,000 Active 332 DOM
36. 2026-07-11
    days on market $175,000 Active 331 DOM
37. 2026-07-10
    days on market $175,000 Active 330 DOM
38. 2026-07-09
    days on market $175,000 Active 329 DOM
39. 2026-07-08
    days on market $175,000 Active 328 DOM
40. 2026-07-07
    days on market $175,000 Active 327 DOM
41. 2026-07-06
    days on market $175,000 Active 326 DOM
42. 2026-07-05
    days on market $175,000 Active 325 DOM
43. 2026-07-04
    days on market $175,000 Active 324 DOM
44. 2026-07-03
    days on market $175,000 Active 323 DOM
45. 2026-07-02
    days on market $175,000 Active 322 DOM
46. 2026-07-01
    days on market $175,000 Active 321 DOM
47. 2026-06-30
    days on market $175,000 Active 320 DOM
48. 2026-06-29
    days on market $175,000 Active 319 DOM
49. 2026-06-28
    days on market $175,000 Active 318 DOM
50. 2026-06-28
    days on market $175,000 Active 317 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: $17,020
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$840
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − HOA: −$2,100
• − Depreciation: −$4,887
• Taxable loss: −$5,461
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $-1,275/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%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada
• 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