1325 Wilson Rd · Rossville, GA 30741

$115,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 30 Days on market

Built 2025 Good condition

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautiful 2025 Clayton Homes home, offering modern comfort, quality craftsmanship, and peace of mind. With the manufacturer& apos; s warranty valid until December 11, 2026, this home is truly worry-free and ready for its next owner(s). Featuring 3 bedrooms and 2 bathrooms, this spacious 28x56 layout is designed for both comfortable living and entertaining. The open-concept floor plan creates a bright and welcoming atmosphere, flowing seamlessly into a well-equipped kitchen complete with brand new stainless steel appliances (refrigerator, stove, microwave and dishwasher, washer/dryer), ample cabinetry, and generous counter space with a good-size island with double-sinks! T

Key facts

• Recessed lighting
• Built 2025
• Listed 30 days

Tags

• OPEN-CONCEPT FLOOR PLAN
• WELL-EQUIPPED KITCHEN
• ZERO ENERGY READY HOME
• ENERGY STAR CERTIFIED
• HIGH-PERFORMANCE INSULATION
• RECESSED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.4% 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); 430 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago 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 $15k; list at $115k implies a 667% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.25%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $236,768
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 Shelly Ln	0.40mi	4/2.0 (+1)	1,528 (-3%)	10mo	$227,800	$149	64
720 Cherokee Trl	0.30mi	4/2.0 (+1)	1,700 (+8%)	8mo	$235,000	$138	60
715 Mary Agnes Dr	0.55mi	3/2.0	1,368 (-13%)	4mo	$216,000	$158	50
1522 Happy Valley Rd	0.63mi	4/2.0 (+1)	1,624 (+4%)	23mo	$113,000	$70	40
817 Indian Ave	0.65mi	3/2.0	1,350 (-14%)	12mo	$269,000	$199	37
114 Ellis Rd	0.74mi	3/2.0	1,378 (-12%)	18mo	$240,000	$174	31
109 Ellis Dr	0.73mi	3/2.0	1,368 (-13%)	24mo	$207,000	$151	25

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: 12.2%
• Equity multiple: 1.51×
• Total profit: $16,438
• Equity at exit: $17,147

10-year hold

• IRR: 24.4%
• Equity multiple: 3.57×
• Total profit: $82,886
• Equity at exit: $9,943

Cash invested: $32,200 (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: 430
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $436

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 67%

Sensitivity live

Price	-10% $516	-5% $476	+0% $436	+5% $396	+10% $357
Rent	-10% $313	-5% $375	+0% $436	+5% $498	+10% $559
Rate	-1.0pp $494	-0.5pp $465	base $436	+0.5pp $406	+1.0pp $376

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,295	$1.18	25d	1	0.55mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,250	$1.14	15d	1	0.55mi
110 2nd St Rossville, GA	3.0	2.0	1168	$1,399	$1.20	15d	1	1.04mi
11 Carroll Ln Rossville, GA	4.0	2.5	1656	$1,599	$0.97	45d	1	1.06mi
10 Draught St Rossville, GA	3.0–5.0	2.0–3.0	2055	$1,895	$0.92	15d	1	1.09mi
104 Foster St Rossville, GA	3.0	2.0	1200	$1,599	$1.33	45d	1	1.11mi
5505 Central Ave Chattanooga, TN	3.0	2.0	1050	$1,725	$1.64	22d	1	1.13mi
200A E Oak St Unit B Rossville, GA	3.0	2.0	1200	$1,200	$1.00	15d	1	1.13mi
1409 E 50th St Chattanooga, TN	3.0	2.5	1350	$1,599	$1.18	15d	1	1.30mi

Listing history 28 events

1. 2026-06-21
   days on market $115,000 Active 30 DOM
2. 2026-06-18
   days on market $115,000 Active 27 DOM
3. 2026-06-17
   days on market $115,000 Active 26 DOM
4. 2026-06-16
   days on market $115,000 Active 25 DOM
5. 2026-06-15
   days on market $115,000 Active 24 DOM
6. 2026-06-14
   days on market $115,000 Active 22 DOM
7. 2026-06-13
   days on market $115,000 Active 21 DOM
8. 2026-06-10
   days on market $115,000 Active 19 DOM
9. 2026-06-09
   days on market $115,000 Active 18 DOM
10. 2026-06-08
    days on market $115,000 Active 17 DOM
11. 2026-06-07
    days on market $115,000 Active 16 DOM
12. 2026-06-05
    days on market $115,000 Active 13 DOM
13. 2026-06-03
    days on market $115,000 Active 12 DOM
14. 2026-06-02
    days on market $115,000 Active 11 DOM
15. 2026-06-01
    days on market $115,000 Active 10 DOM
16. 2026-05-31
    days on market $115,000 Active 9 DOM
17. 2026-05-30
    days on market $115,000 Active 8 DOM
18. 2026-05-23
    listed $115,000 Active
19. 2020-08-21
    soldstatus $15,000
20. 2020-08-21
    soldstatus $15,000
21. 2020-08-21
    soldstatus $15,000
22. 2020-08-21
    soldstatus $15,000 Closed
23. 2020-07-20
    historical Contingent
24. 2020-07-07
    listed $25,000 Active
25. 2020-07-07
    listed $25,000
26. 2020-07-07
    listed $25,000
27. 1999-06-24
    listed $39,900
28. 1998-06-30
    listed $25,900

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 17% 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 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: $18,697
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$3,345
• Taxable income: $3,618
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $4,365/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This 2025 Clayton Homes home is in excellent condition with modern amenities and a worry-free warranty. It offers a good return on investment with minor updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New flooring in bathrooms — Improves aesthetics and functionality.
• Both New countertops in kitchen — Enhances functionality and aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both New countertops in kitchen — Enhances functionality and aesthetics. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 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

+344.0% since first listed

11 events — show timeline

• 2026-05-23 Listed $115,000 FSBO.com
• 2020-08-21 Sold (MLS) $15,000 GCAR
• 2020-08-21 Sold (MLS) $15,000 SBOR
• 2020-08-21 Sold (MLS) $15,000 CCARMLS
• 2020-08-21 Sold (MLS) $15,000 REALTRACS as Distributed by MLS Grid
• 2020-07-20 Contingent — GCAR
• 2020-07-07 Listed $25,000 GCAR
• 2020-07-07 Listed $25,000 SBOR
• 2020-07-07 Listed $25,000 CCARMLS
• 1999-06-24 Listed $39,900 RCAOR
• 1998-06-30 Listed $25,900 RCAOR