136 Summit St · Rossville, GA 30741

$169,900

2 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 58 Days on market

Built 1945 0.33 ac lot $133/sqft · 9% below area Est $186k · 9% 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).

• Cash flow +11.8/30.0
• ARV discount +11.4/15.0
• Rent growth +4.4/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your vision and make this home your own! This 2-bedroom, 1-bath home offers incredible potential for investors or first-time buyers looking to build equity. Situated on a nice lot, this property features a functional layout, spacious living area, and plenty of opportunity to update and add value. With a little TLC, this could be the perfect starter home or rental property.

Key facts

• 0.33 acre lot
• Garage
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-46 ($-549/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (15.9% below list).
• Recommended offer: $143k (15.9% below list) — sets the bar for 1% rule.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; list at $170k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $142,831 (15.9% 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. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $186,206
• List price: $169,900
• Delta: -8.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Hogan Rd	0.25mi	3/2.0 (+1)	1,242 (-3%)	2mo	$219,000	$176	73
71 Georgia Ter	0.32mi	3/2.0 (+1)	1,344 (+5%)	2mo	$220,000	$164	65
713 Richmond Ave	0.62mi	3/1.0 (+1)	1,209 (-5%)	3mo	$168,000	$139	54
205 George St St	0.54mi	3/1.0 (+1)	1,164 (-9%)	1mo	$180,000	$155	54
205 Georgia St	0.54mi	3/1.0 (+1)	1,164 (-9%)	1mo	$180,000	$155	54
111 Chambers St	0.38mi	2/2.0	1,140 (-11%)	10mo	$195,000	$171	53
39 Clift Trl	0.40mi	3/2.5 (+1)	1,410 (+11%)	3mo	$150,000	$106	50
1 Battery Dr	0.65mi	2/1.0	1,116 (-12%)	4mo	$125,000	$112	46
800 Asterwood Dr	0.54mi	3/2.0 (+1)	1,364 (+7%)	10mo	$238,000	$174	46
400 Hollywood Dr	0.52mi	3/2.0 (+1)	1,165 (-9%)	9mo	$200,000	$172	45
119 Wilson St	0.66mi	2/1.0	1,120 (-12%)	11mo	$165,000	$147	40
222 Longview Dr	0.66mi	3/1.5 (+1)	1,144 (-10%)	9mo	$207,000	$181	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: -13.3%
• Equity multiple: 0.50×
• Total profit: $-23,759
• Equity at exit: $25,333

10-year hold

• IRR: 1.4%
• Equity multiple: 1.12×
• Total profit: $5,628
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-46

Break-even live

Break-even rent $1,486

Max offer price $163,276

Occupancy floor 98%

Sensitivity live

Price	-10% $72	-5% $13	+0% $-46	+5% $-104	+10% $-163
Rent	-10% $-159	-5% $-102	+0% $-46	+5% $11	+10% $67
Rate	-1.0pp $40	-0.5pp $-3	base $-46	+0.5pp $-90	+1.0pp $-135

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Hogan Rd Rossville, GA	3.0	2.0	1248	$1,975	$1.58	44d	1	0.13mi
135 Hogan Rd Rossville, GA	3.0	2.5	1839	$1,975	$1.07	44d	1	0.17mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	24d	1	0.20mi
119 Hogan Rd Rossville, GA	1.0	1.0	1242	$850	$0.68	44d	1	0.25mi
361 Hogan Rd Unit C Rossville, GA	2.0	2.0	1210	$1,295	$1.07	44d	1	0.32mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	24d	1	0.32mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	14d	1	0.43mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	21d	1	0.67mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	14d	1	0.67mi
200A E Oak St Unit B Rossville, GA	3.0	2.0	1200	$1,200	$1.00	14d	1	0.69mi
104 Foster St Rossville, GA	3.0	2.0	1200	$1,599	$1.33	44d	1	0.72mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	44d	1	0.97mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	14d	1	1.10mi
110 2nd St Rossville, GA	3.0	2.0	1168	$1,399	$1.20	14d	1	1.14mi
1409 E 50th St Chattanooga, TN	3.0	2.5	1350	$1,599	$1.18	14d	1	1.17mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	44d	1	1.17mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	14d	1	1.19mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	14d	1	1.20mi
301 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	44d	1	1.49mi
704 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	14d	2	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $169,900 Active 58 DOM
2. 2026-06-17
   days on market $169,900 Active 57 DOM
3. 2026-06-16
   days on market $169,900 Active 56 DOM
4. 2026-06-15
   days on market $169,900 Active 55 DOM
5. 2026-06-14
   days on market $169,900 Active 53 DOM
6. 2026-06-13
   days on market $169,900 Active 52 DOM
7. 2026-06-10
   days on market $169,900 Active 50 DOM
8. 2026-06-09
   days on market $169,900 Active 49 DOM
9. 2026-06-08
   days on market $169,900 Active 48 DOM
10. 2026-06-07
    days on market $169,900 Active 47 DOM
11. 2026-06-05
    days on market $169,900 Active 44 DOM
12. 2026-06-03
    days on market $169,900 Active 43 DOM
13. 2026-06-02
    days on market $169,900 Active 42 DOM
14. 2026-06-01
    days on market $169,900 Active 41 DOM
15. 2026-05-31
    days on market $169,900 Active 40 DOM
16. 2026-05-30
    days on market $169,900 Active 39 DOM
17. 2026-04-21
    listed $169,900 Active 381-char remark

    Show marketing remark (381 chars)

    Bring your vision and make this home your own! This 2-bedroom, 1-bath home offers incredible potential for investors or first-time buyers looking to build equity. Situated on a nice lot, this property features a functional layout, spacious living area, and plenty of opportunity to update and add value. With a little TLC, this could be the perfect starter home or rental property.

18. 2008-05-12
    soldstatus $71,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $17,140
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$4,943
• Taxable loss: −$3,460
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $281/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

• 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 (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

+139.3% since first listed

2 events — show timeline

• 2026-04-21 Listed $169,900 GCAR
• 2008-05-12 Sold (Public Records) $71,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $182 · +0.3% YoY. Source: county tax records.