308 W Crest Rd · Rossville, GA 30741

$50,000

3 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 333 Days on market

Built 1942 4.07 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This home is in a great location and the value is in the land. Home needs to be removed, and land needs some Work If you visit the property please be very careful

Key facts

• Great location
• Land needs work
• 4.07 acre lot

Tags

• GREAT LOCATION
• LAND NEEDS WORK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 5.3% in Rossville — 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 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Rossville Elementary School (math 22% / reading 17%, grade F, #878 of 1,228 statewide, top 75%, 416 students, 91% FRL); Rossville Middle School (math 13% / reading 25%, grade F, #368 of 470 statewide, top 79%, 444 students, 81% FRL); Ridgeland High School (math 23% / reading 19%, grade F, #225 of 424 statewide, top 54%, 1,244 students, 70% FRL) — zoned schools average 81% FRL vs 61% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.4%/yr); 425 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• This rent runs 30% 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1942 — 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.95% ✓
• Cap rate: 24.24%
• Cash-on-cash: 64.10%
• DSCR: 3.85
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $211,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Georgia Ter	0.48mi	3/2.0	1,344 (+3%)	2mo	$220,000	$164	68
303 Claire St	0.42mi	2/2.0 (-1)	1,300 (0%)	8mo	$218,000	$168	67
119 Hogan Rd	0.53mi	3/2.0	1,242 (-4%)	2mo	$219,000	$176	64
1 Battery Dr	0.18mi	2/1.0 (-1)	1,116 (-14%)	4mo	$125,000	$112	58
4817 16th Ave	0.48mi	2/1.0 (-1)	1,179 (-9%)	2mo	$38,900	$33	54
205 George St St	0.59mi	3/1.0	1,164 (-10%)	1mo	$180,000	$155	52
205 Georgia St	0.60mi	3/1.0	1,164 (-10%)	1mo	$180,000	$155	52
39 Clift Trl	0.66mi	3/2.5	1,410 (+8%)	3mo	$150,000	$106	49
1906 Close Rd	0.41mi	3/2.0	1,488 (+14%)	8mo	$230,000	$155	49
234 Lakeview Dr	0.56mi	3/2.0	1,486 (+14%)	4mo	$242,000	$163	44
3516 Maplewood Ln	0.59mi	2/1.0 (-1)	1,149 (-12%)	7mo	$255,000	$222	40
1508 S Rugby Pl	0.68mi	2/2.0 (-1)	1,452 (+12%)	7mo	$295,000	$203	36

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: 68.5%
• Equity multiple: 4.32×
• Total profit: $46,466
• Equity at exit: $7,455

10-year hold

• IRR: 74.1%
• Equity multiple: 10.50×
• Total profit: $132,974
• Equity at exit: $4,323

Cash invested: $14,000 (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 30741

• Home prices YoY: -30.7%
• Rents YoY: 7.4%
• Active inventory: 425
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$262
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $748

Break-even live

Break-even rent $526

Max offer price $50,000

Occupancy floor 44%

Sensitivity live

Price	-10% $776	-5% $762	+0% $748	+5% $734	+10% $720
Rent	-10% $631	-5% $690	+0% $748	+5% $806	+10% $864
Rate	-1.0pp $773	-0.5pp $761	base $748	+0.5pp $735	+1.0pp $722

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	24d	1	0.53mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	14d	1	0.53mi
132 Hogan Rd Rossville, GA	3.0	2.0	1248	$1,975	$1.58	44d	1	0.68mi
135 Hogan Rd Rossville, GA	3.0	2.5	1839	$1,975	$1.07	44d	1	0.69mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	24d	1	0.97mi
3201 E 36th St Chattanooga, TN	3.0	1.0	1368	$1,525	$1.11	24d	1	0.98mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	21d	1	1.01mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	14d	1	1.01mi
361 Hogan Rd Unit C Rossville, GA	2.0	2.0	1210	$1,295	$1.07	44d	1	1.03mi
3414 Betty Ln Chattanooga, TN	2.0	1.5	1117	$1,295	$1.16	24d	1	1.05mi
1409 E 50th St Chattanooga, TN	3.0	2.5	1350	$1,599	$1.18	14d	1	1.11mi
3403 Gail Dr Chattanooga, TN	2.0	2.0	1131	$1,425	$1.26	24d	1	1.12mi
3403 Gail Dr Chattanooga, TN	2.0	1.5	1000	$1,425	$1.43	14d	1	1.12mi
200A E Oak St Unit B Rossville, GA	3.0	2.0	1200	$1,200	$1.00	14d	1	1.15mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	44d	1	1.21mi
1413 Mana Ln Chattanooga, TN	2.0	1.0	990	$1,200	$1.21	24d	1	1.23mi
104 Foster St Rossville, GA	3.0	2.0	1200	$1,599	$1.33	44d	1	1.24mi
3308 Roadrunner Trl Chattanooga, TN	2.0	2.0	1000	$1,323	$1.32	24d	1	1.24mi
3635 6th Ave Unit 3639 Chattanooga, TN	3.0	2.0	1300	$1,450	$1.12	14d	1	1.27mi
3627 6th Ave Unit 3627 Chattanooga, TN	3.0	2.0	1300	$1,350	$1.04	24d	1	1.28mi
1408 Mana Ln East Ridge, TN	2.0–3.0	1.5–2.5	1357	$1,659	$1.22	14d	3	1.29mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	44d	1	1.34mi
1016 Greenslake Rd Chattanooga, TN	2.0	1.0	1250	$775	$0.62	14d	1	1.42mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	14d	1	1.47mi
11 Carroll Ln Rossville, GA	4.0	2.5	1656	$1,599	$0.97	44d	1	1.49mi

Listing history 3 events

1. 2025-07-19
   status Pending
2. 2024-08-21
   historical Contingent
3. 2024-08-21
   listed $50,000 Active

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 19 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: $17,674
• − Mortgage interest: −$2,801
• − Property taxes: −$1,592
• − Insurance: −$250
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$1,455
• Taxable income: $8,749
• Est. tax owed @ 24.0%: −$2,100
• After-tax cash flow: $6,874/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

• Census place: Rossville, GA
• County: Walker County · 48,831 people
• City population: 30,041
• 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

3 events — show timeline

• 2025-07-19 Pending — GCAR
• 2024-08-21 Contingent — GCAR
• 2024-08-21 Listed $50,000 GCAR

Property tax history

+3.9%/yr

Latest (2025): $1,592 · -3.9% YoY. Source: county tax records.