77 Plum Ln · Indian Springs, GA 30736

$259,900

4 bd · 2.0 ba · 1,940 sqft · Other · 24 Days on market

Built 2024 0.73 ac lot

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Never Lived In!! New build with permanent rock foundation situated on approximately 0.76 acres in Ringgold, GA! This spacious 4 bedroom, 2 full bath home offers approximately 1,940 square feet with a modern open layout and oversized 250 square foot den. Inside, you'll find a full drywall interior, cozy fireplace, sliding barn door leading into the laundry room, walk-in shower, and stainless steel appliances. The home also features the world's most energy efficient water heater ever created, the Hybrid Heat Pump water heater, along with a new Carrier furnace and heat pump system for year-round comfort and energy efficiency. Outside, enjoy 3 separate decks perfect for relaxing or entertaining

Key facts

• 3 separate decks
• New retaining wall
• New carrier furnace

Tags

• ENERGY EFFICIENT WATER HEATER
• HYBRID HEAT PUMP WATER HEATER
• NEW CARRIER FURNACE
• 3 SEPARATE DECKS
• GORGEOUS VIEWS
• NEW RETAINING WALL

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Driveway (gravel)
• Utilities: Public water; Septic tank; Electricity available; Water connected
• Home design: Manufactured single-family home; One level; Vinyl siding; Block foundation
• Construction: Vinyl siding construction; Block foundation; Shingle roof; Built as a manufactured house
• Exterior features: Exterior lighting; Rain gutters; Deck; See remarks (patio/porch); Fenced front yard with privacy wood fence; Shingle roof; Has view; Cleared, private lot with views; Paved road frontage on a private-maintained road

Interior

• Kitchen: Refrigerator; Built-in electric oven; Range hood; Microwave; Dishwasher; Water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Pantry; Insulated windows; Fireplace (1)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (17.1% below list).
• Recommended offer: $215k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Graysville Elementary School (math 50% / reading 42%, grade D-, #316 of 1,228 statewide, top 26%, 591 students, 34% FRL); Ringgold Middle School (math 35% / reading 49%, grade D-, #126 of 470 statewide, top 28%, 765 students, 42% FRL); Ringgold High School (math 32% / reading 17%, grade F, #184 of 424 statewide, top 48%, 1,053 students, 34% FRL) — zoned schools at 37% FRL track the district average.
• 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).
• This rent runs 31% of the median local income ($84k/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 $8k 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 24 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $4k; list at $260k implies a 5676% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,477 (17.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.46×
• Total profit: $-39,413
• Equity at exit: $38,752

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-3,481
• Equity at exit: $22,471

Cash invested: $72,772 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-94

Break-even live

Break-even rent $2,274

Max offer price $246,321

Occupancy floor 99%

Sensitivity live

Price	-10% $86	-5% $-4	+0% $-94	+5% $-184	+10% $-273
Rent	-10% $-264	-5% $-179	+0% $-94	+5% $-9	+10% $76
Rate	-1.0pp $37	-0.5pp $-28	base $-94	+0.5pp $-161	+1.0pp $-230

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Mohawk Trl Ringgold, GA	4.0	2.0	1296	$1,823	$1.41	14d	1	0.48mi
37 Anderson Rd Ringgold, GA	3.0	2.0	1500	$1,699	$1.13	24d	1	0.80mi

Listing history 19 events

1. 2026-06-21
   days on market $259,900 Active 24 DOM
2. 2026-06-18
   days on market $259,900 Active 21 DOM
3. 2026-06-17
   price $259,900 Active 20 DOM
4. 2026-06-17
   days on market $269,900 Active 20 DOM
5. 2026-06-16
   days on market $269,900 Active 19 DOM
6. 2026-06-15
   days on market $269,900 Active 18 DOM
7. 2026-06-14
   days on market $269,900 Active 16 DOM
8. 2026-06-10
   days on market $269,900 Active 13 DOM
9. 2026-06-09
   days on market $269,900 Active 12 DOM
10. 2026-06-09
    price $269,900 Active 11 DOM
11. 2026-06-08
    days on market $279,900 Active 11 DOM
12. 2026-06-07
    days on market $279,900 Active 10 DOM
13. 2026-06-03
    days on market $279,900 Active 6 DOM
14. 2026-06-02
    days on market $279,900 Active 5 DOM
15. 2026-06-01
    days on market $279,900 Active 4 DOM
16. 2026-05-31
    days on market $279,900 Active 3 DOM
17. 2026-05-30
    days on market $279,900 Active 2 DOM
18. 2026-05-28
    listed $279,900 Active
19. 1997-02-10
    soldstatus $4,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 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: $25,857
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$7,561
• Taxable loss: −$5,597
• Est. tax savings @ 24.0%: +$1,343
• After-tax cash flow: $217/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

• 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

+6120.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $279,900 GCAR
• 1997-02-10 Sold (Public Records) $4,500 Public Records

Property tax history

-4.4%/yr

Latest (2025): $91 · +109.1% YoY. Source: county tax records.