53 Ann Dr · Fort Oglethorpe, GA 30741

$232,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 21 Days on market

Built 1957 0.52 ac lot Est $277k · 16% under

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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 +14.8/15.0
• Cash flow +13.1/30.0
• Rent growth +4.4/5.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this move-in ready 3BR/1.5BA home in desirable Catoosa County, situated on a large, level corner lot and zoned for top-rated Catoosa County schools. This updated home features a split-bedroom floor plan, new white kitchen cabinets, granite countertops, stainless steel appliances, fresh paint, new carpet, and a brand-new electrical system. Unique character and charm shine throughout with a stunning stone fireplace accent wall and matching stone flooring in the living and dining areas, creating warmth and timeless appeal. Enjoy outdoor living on the spacious wraparound deck -- perfect for entertaining, grilling, or relaxing while overlooking the large yard. The oversized corne

Key facts

• Granite countertops
• Stone flooring
• 0.52 acre lot

Tags

• SPLIT-BEDROOM FLOOR PLAN
• WHITE KITCHEN CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• STONE FIREPLACE ACCENT WALL
• STONE FLOORING

Property features AI

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer; Electricity connected; Water service connected
• Home design: Single-family house; One story; Updated / remodeled
• Construction: Vinyl siding; Block foundation; Shingle roof; Built as a residential single-family home
• Exterior features: Private yard; Back yard; Front yard; Level lot; Corner lot; Wrap-around covered porch with deck

Interior

• Kitchen: Stainless steel appliances; Microwave; Electric range; Dishwasher; Granite counters
• Bedrooms: Master bedroom located downstairs
• Flooring: Carpet; Stone; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Granite counters; Walk-in closet(s); Master suite on main level; Aluminum-framed windows; Fireplace in the family room
• Laundry & utility: Dedicated laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-10 ($-121/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (25.0% below list).
• Recommended offer: $174k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% in Fort Oglethorpe — 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 67/100 on livability (#166 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, 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: West Side Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 508 students, 73% FRL); Lakeview Middle School (math 24% / reading 32%, grade F, #265 of 470 statewide, top 57%, 690 students, 67% FRL); Lakeview-Fort Oglethorpe High School (math 14% / reading 22%, grade F, #258 of 424 statewide, top 62%, 1,023 students, 55% FRL) — zoned schools average 65% FRL vs 41% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 38% district-wide (-12 pts) — the specific schools serving this property underperform the Catoosa County average; the district grade overstates school quality for this exact location.
• 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); 848 units permitted in Catoosa County in 2024 (256 in 5+ unit buildings).
• This rent runs 36% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 21 days — a 2% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $232k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,104 (25.0% 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. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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: 0.75% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $277,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 May St	0.19mi	3/2.0	1,196 (+2%)	6mo	$273,500	$229	78
145 Lillian Dr	0.14mi	2/1.5 (-1)	1,224 (+5%)	3mo	$75,000	$61	76
175 Evergreen Cir	0.44mi	3/2.0	1,183 (+1%)	1mo	$263,590	$223	73
14 Evergreen Cir	0.50mi	3/2.0	1,183 (+1%)	3mo	$257,450	$218	69
115 Morning Mist Dr	0.70mi	2/2.0 (-1)	1,184 (+1%)	0mo	$288,000	$243	56
166 Sunset Cove Dr Unit 49a	0.62mi	2/2.0 (-1)	1,207 (+3%)	4mo	$286,400	$237	54
172 Idle Place Cir Lot 79	0.63mi	2/2.0 (-1)	1,086 (-7%)	2mo	$325,000	$299	48
114 Clara Lee Dr	0.60mi	3/2.0	1,274 (+9%)	7mo	$248,500	$195	48
313 Walker Rd	0.58mi	3/2.0	1,320 (+13%)	0mo	$190,000	$144	48
211 Idle Place Cir	0.68mi	2/2.0 (-1)	1,090 (-7%)	6mo	$320,000	$294	43
164 Idle Place Cir Lot 80	0.63mi	2/2.0 (-1)	1,023 (-13%)	2mo	$290,000	$283	39
402 Idle Place Cir Lot 56	0.68mi	2/2.0 (-1)	1,023 (-13%)	0mo	$300,000	$293	38

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: -12.4%
• Equity multiple: 0.53×
• Total profit: $-30,216
• Equity at exit: $34,592

10-year hold

• IRR: 1.7%
• Equity multiple: 1.14×
• Total profit: $8,975
• Equity at exit: $20,059

Cash invested: $64,960 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$1,217
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-10

Break-even live

Break-even rent $1,754

Max offer price $230,224

Occupancy floor 96%

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Ann Dr Rossville, GA	2.0	1.0	800	$1,250	$1.56	14d	1	0.06mi
686 Mack Smith Rd Rossville, GA	3.0	2.0	1443	$2,500	$1.73	44d	1	0.09mi
2426 Cloud Springs Rd Rossville, GA	2.0	1.0	1456	$1,200	$0.82	44d	1	0.75mi
105 Biscayne Blvd Rossville, GA	2.0	2.0	1000	$1,650	$1.65	44d	1	1.14mi
34 Biscayne Blvd Rossville, GA	3.0	1.0	1100	$1,399	$1.27	14d	1	1.21mi
183 Bunker Dr Rossville, GA	3.0	2.0	1454	$1,978	$1.36	23d	1	1.24mi
5700 Roper St Chattanooga, TN	1.0–2.0	1.0–1.5	795	$1,120	$1.41	23d	1	1.36mi
1640 Keeble St East Ridge, TN	2.0	1.5	800	$1,095	$1.37	23d	1	1.38mi
1638 Keeble St Unit 1640 Chattanooga, TN	2.0	1.5	800	$1,095	$1.37	23d	1	1.38mi
80 Savannah Way Unit 38 Amelia Fort Oglethorpe, GA	2.0	1.5	1302	$1,300	$1.00	23d	1	1.40mi
304 Fort Town Dr Fort Oglethorpe, GA	1.0–2.0	1.0–2.0	870	$1,486	$1.71	14d	23	1.42mi
134 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	946	$1,050	$1.11	14d	1	1.43mi
76 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	1050	$1,050	$1.00	23d	1	1.45mi
132 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	946	$1,100	$1.16	44d	1	1.48mi
1502 Prater Rd Chattanooga, TN	4.0	1.5	1280	$2,340	$1.83	23d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $232,000 Active 21 DOM
2. 2026-06-17
   days on market $232,000 Active 20 DOM
3. 2026-06-16
   days on market $232,000 Active 19 DOM
4. 2026-06-15
   days on market $232,000 Active 18 DOM
5. 2026-06-14
   days on market $232,000 Active 16 DOM
6. 2026-06-10
   days on market $232,000 Active 13 DOM
7. 2026-06-09
   days on market $232,000 Active 12 DOM
8. 2026-06-08
   days on market $232,000 Active 11 DOM
9. 2026-06-07
   days on market $232,000 Active 10 DOM
10. 2026-06-03
    days on market $232,000 Active 6 DOM
11. 2026-06-02
    days on market $232,000 Active 5 DOM
12. 2026-06-01
    days on market $232,000 Active 4 DOM
13. 2026-05-31
    days on market $232,000 Active 3 DOM
14. 2026-05-30
    days on market $232,000 Active 2 DOM
15. 2026-05-22
    listed $232,000 Active
16. 2026-03-10
    soldstatus $100,000
17. 1978-08-01
    soldstatus $26,000

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: +$1,268/yr (+$106/mo · 146.4%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $20,892
• − Mortgage interest: −$12,996
• − Property taxes: −$866
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$6,749
• Taxable loss: −$4,221
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $892/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 — Fort Oglethorpe

• Score: 67/100
• State rank: #166
• US rank: #10498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 48,831 people
• City population: 7,745
• 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 (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 (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 · 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: ▼ -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

+792.3% since first listed

3 events — show timeline

• 2026-05-22 Listed $232,000 GCAR
• 2026-03-10 Sold (Public Records) $100,000 Public Records
• 1978-08-01 Sold (Public Records) $26,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $866 · +139.4% YoY. Source: county tax records.