106 Rowland Ave · Rossville, GA 30741

$69,000

3 bd · 1.0 ba · 833 sqft · SingleFamily public records · 18 Days on market

Built 1920 7,840 sqft lot $83/sqft · 52% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Equitable Ownership Interest. Contact listing agent for details. This home is ready for renovation. It has a metal roof with no leaks, a newer AC, and the foundation and subfloor are solid. It will need updates to the baths and flooring. It also features a flat, fenced-in yard. This property is being sold as-is.

Key facts

• Newer ac
• Flat fenced-in yard
• Metal roof

Tags

• METAL ROOF
• NEWER AC
• SOLID FOUNDATION
• FLAT FENCED-IN YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 5.3% in Rossville — 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 56/100 on livability (#484 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: schools F, amenities F, commute F.
• Walker County (rural): math 25% / reading 29% proficiency, ranked #114 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.4%/yr); 425 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Walker County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $69k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.86% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.62%
• DSCR: 2.54
• GRM: 4.5

CMA / ARV

• ARV (median comp): $143,501
• List price: $69,000
• Delta: -51.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 W Gordon Ave	0.21mi	2/1.0 (-1)	841 (+1%)	12mo	$165,000	$196	74
106 Beech St	0.35mi	2/1.0 (-1)	848 (+2%)	11mo	$45,000	$53	66
801 Lee Ave	0.54mi	2/1.0 (-1)	856 (+3%)	2mo	$160,000	$187	64
1611 E 50th St	0.22mi	2/1.0 (-1)	784 (-6%)	19mo	$104,000	$133	59
602 Carden Ave	0.35mi	2/1.0 (-1)	880 (+6%)	16mo	$193,000	$219	56
803 Lee Ave	0.55mi	2/1.5 (-1)	815 (-2%)	11mo	$149,000	$183	55
712 Henderson Ave	0.52mi	2/1.0 (-1)	928 (+11%)	2mo	$135,000	$145	50
102 Mt View Dr	0.75mi	2/1.0 (-1)	817 (-2%)	9mo	$90,000	$110	50
215 Spruce St	0.61mi	2/1.0 (-1)	776 (-7%)	17mo	$77,000	$99	41
807 Richmond Ave	0.59mi	2/1.0 (-1)	720 (-14%)	9mo	$147,000	$204	37
400 Richmond Avenue Ave	0.36mi	2/1.0 (-1)	950 (+14%)	21mo	$74,000	$78	37
824 Henderson Ave	0.68mi	2/1.0 (-1)	750 (-10%)	20mo	$155,000	$207	30

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 · 7.44% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.18×
• Total profit: $3,412
• Equity at exit: $10,288

10-year hold

• IRR: 19.4%
• Equity multiple: 3.16×
• Total profit: $41,741
• Equity at exit: $5,966

Cash invested: $19,320 (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 30741

• Home prices YoY: -30.7%
• Rents YoY: 7.4%
• Active inventory: 425
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$362
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $131

Break-even live

Break-even rent $1,118

Max offer price $69,000

Occupancy floor 85%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	43d	1	0.20mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	23d	1	0.27mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	43d	1	0.50mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	13d	1	0.59mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	13d	1	0.66mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	23d	1	0.85mi
1007 Glentana St Lot 62 Rossville, GA	2.0	2.0	840	$35,995	$42.85	43d	1	0.90mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	23d	1	0.97mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	13d	1	1.05mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	13d	1	1.24mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	13d	1	1.28mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	13d	1	1.31mi
5200 Fagan St Chattanooga, TN	3.0	1.0	816	$1,350	$1.65	23d	1	1.36mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	23d	1	1.42mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	43d	1	1.42mi

Listing history 3 events

1. 2026-05-15
   price $69,000 313-char remark
2. 2026-05-11
   listed $79,000 Active 313-char remark

   Show marketing remark (316 chars)

   Equitable Ownership Interest. Contact listing agent for details. This home is ready for renovation. It has a metal roof with no leaks, a newer AC, and the foundation and subfloor are solid. It will need updates to the baths and flooring. It also features a flat, fenced-in yard. This property is being sold as-is.

3. 2018-06-05
   soldstatus $45,500

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $793 · $66/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 8 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,403
• − Mortgage interest: −$3,865
• − Property taxes: −$793
• − Insurance: −$5,464
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,007
• Taxable income: $810
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $1,376/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: Walker County
• NCES district ID: 1305370
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $39,889
• Composite: 22.74/100
• National rank: #8035
• State rank: #114 of 174 in GA

Livability — Rossville

• Score: 56/100
• State rank: #484
• US rank: #22540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rossville, GA
• County: Walker County · 48,831 people
• City population: 30,041
• Metro: Chattanooga, TN-GA
• Population (ZIP): 30,041
• Household income: $58,834
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 834.0

Population outlook (Walker County) Hauer SSP2

• Today (2025): 66,050 people
• By 2030: 64,305 · -2.6%
• By 2040: 60,127 · -9.0%
• By 2050: 55,551 · -15.9%
• By 2075: 44,886 · -32.0%
• By 2100: 34,015 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+59.3) · D 20.1% · R 79.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -46.8pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+59.3 2016: R+61.5 2012: R+50.2 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.05%
• Current HPI: 267.0047
• Rent YoY: ▲ 7.44%
• Metro: Chattanooga, TN-GA
• 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

+51.6% since first listed

4 events — show timeline

• 2026-05-30 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-15 Price Changed $69,000 GCAR
• 2026-05-11 Listed $69,000 REALTRACS as Distributed by MLS Grid
• 2018-06-05 Sold (Public Records) $45,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $793 · -0.0% YoY. Source: county tax records.