224 Foster Rd · Indian Springs, GA 30736

$125,000

1 bd · 1.0 ba · 900 sqft · Other · 72 Days on market

Built 1979 0.79 ac lot $139/sqft · 45% below area Est $228k · 45% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Rent growth +4.2/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR/DEVELOPER OPPORTUNITY: This . 79-acre property is ideally suited to be subdivided into 2 lots for new construction homes. The property currently includes a mobile home with month to month tenants paying $650/month in rental income, offering immediate cash flow while you plan future development. Sewer available. Please do not disturb tenants.

Key facts

• Sewer available
• Subdivided into lots
• Rental income

Tags

• INVESTOR OPPORTUNITY
• DEVELOPER OPPORTUNITY
• SUBDIVIDED INTO LOTS
• RENTAL INCOME
• SEWER AVAILABLE

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$227,921) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.2% in Indian Springs — 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 63/100 on livability (#283 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, 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); 362 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 $864 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $5k; list at $125k implies a 2400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1979 — 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. 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?
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: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $227,921
• List price: $125,000
• Delta: -45.16%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.84% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,153
• Equity at exit: $18,638

10-year hold

• IRR: 11.9%
• Equity multiple: 2.10×
• Total profit: $38,521
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $199

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $286	-5% $242	+0% $199	+5% $156	+10% $113
Rent	-10% $93	-5% $146	+0% $199	+5% $252	+10% $305
Rate	-1.0pp $262	-0.5pp $231	base $199	+0.5pp $167	+1.0pp $134

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 N Three Notch Rd Ringgold, GA	2.0	1.0	864	$1,395	$1.61	45d	1	0.69mi
584 Pine Grove Access Rd Ringgold, GA	1.0	1.0	462	$1,100	$2.38	15d	6	1.14mi

Listing history 19 events

1. 2026-06-21
   days on market $125,000 Active 72 DOM
2. 2026-06-18
   days on market $125,000 Active 69 DOM
3. 2026-06-17
   days on market $125,000 Active 68 DOM
4. 2026-06-16
   days on market $125,000 Active 67 DOM
5. 2026-06-15
   days on market $125,000 Active 66 DOM
6. 2026-06-14
   days on market $125,000 Active 64 DOM
7. 2026-06-10
   days on market $125,000 Active 61 DOM
8. 2026-06-09
   days on market $125,000 Active 60 DOM
9. 2026-06-08
   days on market $125,000 Active 59 DOM
10. 2026-06-07
    days on market $125,000 Active 58 DOM
11. 2026-06-03
    days on market $125,000 Active 54 DOM
12. 2026-06-02
    days on market $125,000 Active 53 DOM
13. 2026-06-01
    days on market $125,000 Active 52 DOM
14. 2026-05-31
    days on market $125,000 Active 51 DOM
15. 2026-05-30
    days on market $125,000 Active 50 DOM
16. 2026-04-10
    listed $125,000 Active 352-char remark

    Show marketing remark (352 chars)

    INVESTOR/DEVELOPER OPPORTUNITY: This . 79-acre property is ideally suited to be subdivided into 2 lots for new construction homes. The property currently includes a mobile home with month to month tenants paying $650/month in rental income, offering immediate cash flow while you plan future development. Sewer available. Please do not disturb tenants.

17. 2025-12-14
    historical 514-char remark

    Show marketing remark (514 chars)

    Great investment property. .79 acre lot in convenient Ringgold location! Presently zoned R-1 with 1974 model single wide + detached storage building. THE VALUE IS IN THE LAND. Possible to get rezoned to build 2 - 3 units on it but Seller chooses to sell and let the Buyer rezone. Sewer is available at rear of property and already has sewer tap. Mobile home rented month to month @650 per month to long term tenant. The lot is super level and convenient to East Ridge and East Brainerd. No sign on property.

18. 2025-08-15
    listed $150,000 Active 514-char remark

    Show marketing remark (514 chars)

    Great investment property. .79 acre lot in convenient Ringgold location! Presently zoned R-1 with 1974 model single wide + detached storage building. THE VALUE IS IN THE LAND. Possible to get rezoned to build 2 - 3 units on it but Seller chooses to sell and let the Buyer rezone. Sewer is available at rear of property and already has sewer tap. Mobile home rented month to month @650 per month to long term tenant. The lot is super level and convenient to East Ridge and East Brainerd. No sign on property.

19. 1974-11-01
    soldstatus $5,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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: $16,147
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,636
• Taxable income: $425
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $2,288/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 — Indian Springs

• Score: 63/100
• State rank: #283
• US rank: #15251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indian Springs, GA
• County: Catoosa County · 52,244 people
• 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

+2400.0% since first listed

4 events — show timeline

• 2026-04-10 Listed $125,000 GCAR
• 2025-12-14 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-15 Listed $150,000 REALTRACS as Distributed by MLS Grid
• 1974-11-01 Sold (Public Records) $5,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $206 · -1.5% YoY. Source: county tax records.