54 Crest Cir · Ringgold, GA 30736

$198,560

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 87 Days on market

Built 1984 0.41 ac lot $153/sqft · 17% below area Est $239k · 17% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $216 ($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 $189k (5.0% below list).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.2% 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: schools C-, amenities C-, commute F.
• 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.
• Market conditions: Rents rising fast (+6.8%/yr); 353 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $6k 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,646 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (median comp): $238,821
• List price: $198,560
• Delta: -16.86%
• 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
200 Crest Cir	0.14mi	3/2.0	1,232 (-5%)	6mo	$280,000	$227	80
158 Smokewood Ln	0.46mi	3/3.0	1,299 (+0%)	0mo	$190,000	$146	74
54 Apple Ln	0.31mi	3/2.0	1,188 (-8%)	3mo	$239,000	$201	70
492 Smoketree Cir	0.52mi	3/2.0	1,347 (+4%)	8mo	$275,000	$204	62
257 Sparrow Ln	0.55mi	3/2.0	1,226 (-5%)	5mo	$234,500	$191	61
115 Smoketree Cir	0.50mi	3/2.0	1,200 (-7%)	4mo	$180,000	$150	61
158 Smoketree Cir	0.49mi	3/2.0	1,188 (-8%)	4mo	$240,000	$202	60
1931 Boynton Dr	0.66mi	3/2.0	1,279 (-1%)	9mo	$300,000	$235	60
88 Sparrow Ln	0.68mi	4/2.0 (+1)	1,270 (-2%)	10mo	$270,000	$213	51
1933 Boynton Dr	0.68mi	3/2.0	1,205 (-7%)	9mo	$277,150	$230	49
128 Harbour Ln	0.74mi	3/2.0	1,376 (+6%)	10mo	$248,000	$180	47
63 Johns Dr	0.67mi	3/2.0	1,426 (+10%)	10mo	$274,000	$192	44

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: -5.1%
• Equity multiple: 0.80×
• Total profit: $-10,860
• Equity at exit: $29,606

10-year hold

• IRR: 8.5%
• Equity multiple: 1.75×
• Total profit: $41,778
• Equity at exit: $17,168

Cash invested: $55,597 (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 30736

• Home prices YoY: -21.9%
• Rents YoY: 6.8%
• Active inventory: 353
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$1,041
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $216

Break-even live

Break-even rent $1,613

Max offer price $198,560

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: $49,640
• Closing costs: $5,957
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Jason Ct Ringgold, GA	3.0	1.5	1100	$1,823	$1.66	43d	1	0.76mi
13 Arrowhead Ln Ringgold, GA	2.0	1.5	1000	$1,250	$1.25	13d	1	1.44mi

Listing history 31 events

1. 2026-06-18
   days on market $198,560 Active 87 DOM
2. 2026-06-17
   days on market $198,560 Active 86 DOM
3. 2026-06-16
   days on market $198,560 Active 85 DOM
4. 2026-06-15
   days on market $198,560 Active 84 DOM
5. 2026-06-14
   days on market $198,560 Active 82 DOM
6. 2026-06-10
   days on market $198,560 Active 79 DOM
7. 2026-06-09
   days on market $198,560 Active 78 DOM
8. 2026-06-08
   days on market $198,560 Active 77 DOM
9. 2026-06-07
   days on market $198,560 Active 76 DOM
10. 2026-06-03
    days on market $198,560 Active 72 DOM
11. 2026-06-02
    days on market $198,560 Active 71 DOM
12. 2026-06-01
    days on market $198,560 Active 70 DOM
13. 2026-05-31
    days on market $198,560 Active 69 DOM
14. 2026-05-30
    days on market $198,560 Active 68 DOM
15. 2026-04-09
    price $198,560 245-char remark

    Show marketing remark (245 chars)

    Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

16. 2026-03-23
    listed $212,160 Active 245-char remark

    Show marketing remark (245 chars)

    Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service. NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

17. 2026-01-20
    listed $275,000
18. 2026-01-20
    historical
19. 2025-11-04
    historical
20. 2025-10-14
    price $229,500
21. 2025-09-13
    listed $239,500 Active
22. 2025-09-13
    listed $229,500 New
23. 2022-10-17
    soldstatus $250,000 Closed
24. 2022-09-18
    status Pending
25. 2022-08-29
    price $260,000
26. 2022-08-10
    listed $280,000 Active
27. 2018-05-07
    soldstatus $149,000
28. 2018-05-04
    soldstatus $149,900
29. 2015-08-28
    soldstatus $139,000
30. 2015-08-24
    soldstatus $139,000
31. 2002-09-18
    soldstatus $101,500

ⓘ 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: $1,802 · $150/mo
• Projected year-2 tax: $1,827 · $152/mo
• Expected delta: +$25/yr (+$2/mo · 1.4%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 19 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: $22,640
• − Mortgage interest: −$11,122
• − Property taxes: −$1,802
• − Insurance: −$993
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$5,776
• Taxable loss: −$676
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $2,758/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: 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

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

• County: Catoosa County · 52,244 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: 559.0

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%

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%

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

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

+95.6% since first listed

17 events — show timeline

• 2026-04-09 Price Changed $198,560 MGMLS
• 2026-03-23 Listed $212,160 MGMLS
• 2026-01-20 Listed $275,000 REALTRACS as Distributed by MLS Grid
• 2026-01-20 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-11-04 Listing Removed — GAMLS
• 2025-10-14 Price Changed $229,500 FMLS
• 2025-09-13 Listed $229,500 GAMLS
• 2025-09-13 Listed $239,500 FMLS
• 2022-10-17 Sold (MLS) $250,000 GCAR
• 2022-09-18 Pending — GCAR
• 2022-08-29 Price Changed $260,000 GCAR
• 2022-08-10 Listed $280,000 GCAR
• 2018-05-07 Sold (Public Records) $149,000 Public Records
• 2018-05-04 Sold (MLS) $149,900 GCAR
• 2015-08-28 Sold (Public Records) $139,000 Public Records
• 2015-08-24 Sold (MLS) $139,000 GCAR
• 2002-09-18 Sold (Public Records) $101,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,802 · -0.5% YoY. Source: county tax records.