450 Cotter St · Ringgold, GA 30736

$135,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 87 Days on market

Built 1940 0.39 ac lot $137/sqft · 17% below area Est $163k · 17% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• 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

Opportunity awaits at 450 Cotter Street--full of character and ready for its next chapter! This 2-bedroom, 1-bath home is ideal for investors or buyers looking to build instant equity with a little vision. Inside, you'll find abundant natural light, beautiful hardwood floors, and charming details like exposed brick in the kitchen that add warmth and personality. Covered front and back porches create inviting spaces to relax, while the spacious yard offers plenty of room to expand, garden, or reimagine the outdoor space. A detached shed adds additional potential for storage or renovation. Located just minutes from North Chickamauga Creek Park, downtown Ringgold, and popular local dining and shopping spots, this property combines lifestyle and convenience with true investment potential. Zoned for Ringgold Elementary, Middle, and High School in the Catoosa County School District. Whether you're looking for your next project or a place to make your own, this home is a rare opportunity you won't want to miss!

Key facts

• Spacious yard
• Detached shed
• 0.39 acre lot

Tags

• ABUNDANT NATURAL LIGHT
• BEAUTIFUL HARDWOOD FLOORS
• EXPOSED BRICK IN KITCHEN
• COVERED FRONT AND BACK PORCHES
• SPACIOUS YARD
• DETACHED SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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 Primary School (552 students, 47% 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 41% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 362 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $135k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (median comp): $163,159
• List price: $135,000
• Delta: -17.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Lamar St	0.48mi	2/2.0	952 (-4%)	8mo	$197,039	$207	61
190 Cleveland St	0.33mi	3/1.0 (+1)	1,102 (+12%)	21mo	$159,500	$145	43
99 Whitman St	0.70mi	2/1.0	912 (-8%)	16mo	$30,000	$33	41
109 Gordon St	0.75mi	3/2.0 (+1)	1,132 (+15%)	13mo	$240,000	$212	21

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,230
• Equity at exit: $20,129

10-year hold

• IRR: 14.4%
• Equity multiple: 2.35×
• Total profit: $51,016
• Equity at exit: $11,672

Cash invested: $37,800 (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: 362
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$708
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $289

Break-even live

Break-even rent $1,067

Max offer price $135,000

Occupancy floor 75%

Sensitivity live

Price	-10% $365	-5% $327	+0% $289	+5% $251	+10% $212
Rent	-10% $176	-5% $232	+0% $289	+5% $345	+10% $402
Rate	-1.0pp $357	-0.5pp $323	base $289	+0.5pp $254	+1.0pp $218

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Cottage DR Ringgold, GA	2.0–3.0	2.0–3.0	1244	$1,619	$1.30	15d	39	0.20mi
182 North St Unit 182 Ringgold, GA	1.0	1.0	670	$900	$1.34	45d	1	0.40mi
100 Creeks Bend Dr Unit 74 Ringgold, GA	1.0	1.0	600	$890	$1.48	15d	1	1.21mi
335 Chapman Rd Ringgold, GA	2.0	1.0	1062	$1,149	$1.08	15d	3	1.31mi
13 Arrowhead Ln Ringgold, GA	2.0	1.5	1000	$1,250	$1.25	15d	1	1.42mi

Listing history 19 events

1. 2026-06-21
   days on market $135,000 Active 87 DOM
2. 2026-06-18
   days on market $135,000 Active 84 DOM
3. 2026-06-17
   days on market $135,000 Active 83 DOM
4. 2026-06-16
   days on market $135,000 Active 82 DOM
5. 2026-06-15
   days on market $135,000 Active 81 DOM
6. 2026-06-14
   days on market $135,000 Active 79 DOM
7. 2026-06-10
   days on market $135,000 Active 76 DOM
8. 2026-06-09
   days on market $135,000 Active 75 DOM
9. 2026-06-08
   days on market $135,000 Active 74 DOM
10. 2026-06-07
    days on market $135,000 Active 73 DOM
11. 2026-06-03
    days on market $135,000 Active 69 DOM
12. 2026-06-02
    days on market $135,000 Active 68 DOM
13. 2026-06-01
    pricedays on market $135,000 Active 67 DOM
14. 2026-05-31
    days on market $145,000 Active 66 DOM
15. 2026-05-30
    days on market $145,000 Active 65 DOM
16. 2026-05-11
    price $150,000 1019-char remark

    Show marketing remark (1019 chars)

    Opportunity awaits at 450 Cotter Street--full of character and ready for its next chapter! This 2-bedroom, 1-bath home is ideal for investors or buyers looking to build instant equity with a little vision. Inside, you'll find abundant natural light, beautiful hardwood floors, and charming details like exposed brick in the kitchen that add warmth and personality. Covered front and back porches create inviting spaces to relax, while the spacious yard offers plenty of room to expand, garden, or reimagine the outdoor space. A detached shed adds additional potential for storage or renovation. Located just minutes from North Chickamauga Creek Park, downtown Ringgold, and popular local dining and shopping spots, this property combines lifestyle and convenience with true investment potential. Zoned for Ringgold Elementary, Middle, and High School in the Catoosa County School District. Whether you're looking for your next project or a place to make your own, this home is a rare opportunity you won't want to miss!

17. 2026-04-17
    price $155,000 1019-char remark

    Show marketing remark (1019 chars)

    Opportunity awaits at 450 Cotter Street--full of character and ready for its next chapter! This 2-bedroom, 1-bath home is ideal for investors or buyers looking to build instant equity with a little vision. Inside, you'll find abundant natural light, beautiful hardwood floors, and charming details like exposed brick in the kitchen that add warmth and personality. Covered front and back porches create inviting spaces to relax, while the spacious yard offers plenty of room to expand, garden, or reimagine the outdoor space. A detached shed adds additional potential for storage or renovation. Located just minutes from North Chickamauga Creek Park, downtown Ringgold, and popular local dining and shopping spots, this property combines lifestyle and convenience with true investment potential. Zoned for Ringgold Elementary, Middle, and High School in the Catoosa County School District. Whether you're looking for your next project or a place to make your own, this home is a rare opportunity you won't want to miss!

18. 2026-03-26
    listed $165,000 Active 1019-char remark

    Show marketing remark (1019 chars)

    Opportunity awaits at 450 Cotter Street--full of character and ready for its next chapter! This 2-bedroom, 1-bath home is ideal for investors or buyers looking to build instant equity with a little vision. Inside, you'll find abundant natural light, beautiful hardwood floors, and charming details like exposed brick in the kitchen that add warmth and personality. Covered front and back porches create inviting spaces to relax, while the spacious yard offers plenty of room to expand, garden, or reimagine the outdoor space. A detached shed adds additional potential for storage or renovation. Located just minutes from North Chickamauga Creek Park, downtown Ringgold, and popular local dining and shopping spots, this property combines lifestyle and convenience with true investment potential. Zoned for Ringgold Elementary, Middle, and High School in the Catoosa County School District. Whether you're looking for your next project or a place to make your own, this home is a rare opportunity you won't want to miss!

19. 2016-07-27
    soldstatus $36,000

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$299/yr (+$25/mo · 31.7%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $17,188
• − Mortgage interest: −$7,562
• − Property taxes: −$943
• − Insurance: −$675
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,927
• Taxable income: $1,331
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $3,146/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

• Census place: Ringgold, GA
• County: Catoosa County · 52,244 people
• City population: 7,745
• 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

+316.7% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $150,000 GCAR
• 2026-04-17 Price Changed $155,000 GCAR
• 2026-03-26 Listed $165,000 GCAR
• 2016-07-27 Sold (Public Records) $36,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $943 · +24.8% YoY. Source: county tax records.