68 Jade Ln · Indian Springs, GA 30736

$90,000

3 bd · 2.0 ba · 1,568 sqft · Other · 67 Days on market

Built 1996 0.89 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 +4.2/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS AND HOME OWNERS WILLING TO ROLL UP THEIR SLEEVES AND INVEST IN THEIR FUTURE! This 3 bedroom 2 bath home is being sold as-is, but has beautiful potential to be your dream home for about half the price of similar homes in the area. Seller has added a new roof, approved septic system, and a new deck since she purchased in 2021. The home will need new flooring, fresh paint, and your own personal touches to make this house a home! There's an extra lot available for an additional $10,000. Home is sold as-is. Seller will not do any repairs or updates. Seller has never occupied the home.

Key facts

• New deck
• Extra lot available
• New roof

Tags

• NEW ROOF
• APPROVED SEPTIC SYSTEM
• NEW DECK
• EXTRA LOT AVAILABLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $90k implies a 757% gain — meaningful room to come down on a strong offer.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.08% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.66%
• DSCR: 2.81
• GRM: 4.0

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: 41.4%
• Equity multiple: 2.88×
• Total profit: $47,318
• Equity at exit: $13,419

10-year hold

• IRR: 49.4%
• Equity multiple: 6.74×
• Total profit: $144,631
• Equity at exit: $7,782

Cash invested: $25,200 (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 30736

• Home prices YoY: -21.9%
• Rents YoY: 6.8%
• Active inventory: 362
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $854

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 49%

Sensitivity live

Price	-10% $916	-5% $885	+0% $854	+5% $823	+10% $792
Rent	-10% $706	-5% $780	+0% $854	+5% $928	+10% $1,001
Rate	-1.0pp $899	-0.5pp $877	base $854	+0.5pp $830	+1.0pp $807

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Anderson Rd Ringgold, GA	3.0	2.0	1500	$1,699	$1.13	24d	1	0.23mi
37 Mohawk Trl Ringgold, GA	4.0	2.0	1296	$1,823	$1.41	15d	1	1.07mi
169 Duke Ln Ringgold, GA	2.0	2.0	1271	$1,900	$1.49	15d	1	1.13mi
165 Duke Ln Ringgold, GA	2.0	2.0	1264	$1,850	$1.46	45d	1	1.13mi

Listing history 10 events

1. 2026-05-13
   status Pending 617-char remark

   Show marketing remark (617 chars)

   CALLING ALL INVESTORS AND HOME OWNERS WILLING TO ROLL UP THEIR SLEEVES AND INVEST IN THEIR FUTURE! This 3 bedroom 2 bath home is being sold as-is, but has beautiful potential to be your dream home for about half the price of similar homes in the area. Seller has added a new roof, approved septic system, and a new deck since she purchased in 2021. The home will need new flooring, fresh paint, and your own personal touches to make this house a home! There's an extra lot available for an additional $10,000. Home is sold as-is. Seller will not do any repairs or updates. Seller has never occupied the home.

2. 2026-03-24
   status Active 617-char remark

   Show marketing remark (617 chars)

   CALLING ALL INVESTORS AND HOME OWNERS WILLING TO ROLL UP THEIR SLEEVES AND INVEST IN THEIR FUTURE! This 3 bedroom 2 bath home is being sold as-is, but has beautiful potential to be your dream home for about half the price of similar homes in the area. Seller has added a new roof, approved septic system, and a new deck since she purchased in 2021. The home will need new flooring, fresh paint, and your own personal touches to make this house a home! There's an extra lot available for an additional $10,000. Home is sold as-is. Seller will not do any repairs or updates. Seller has never occupied the home.

3. 2026-03-24
   price $90,000 617-char remark

   Show marketing remark (617 chars)

   CALLING ALL INVESTORS AND HOME OWNERS WILLING TO ROLL UP THEIR SLEEVES AND INVEST IN THEIR FUTURE! This 3 bedroom 2 bath home is being sold as-is, but has beautiful potential to be your dream home for about half the price of similar homes in the area. Seller has added a new roof, approved septic system, and a new deck since she purchased in 2021. The home will need new flooring, fresh paint, and your own personal touches to make this house a home! There's an extra lot available for an additional $10,000. Home is sold as-is. Seller will not do any repairs or updates. Seller has never occupied the home.

4. 2026-03-05
   status Pending 617-char remark

   Show marketing remark (617 chars)

   CALLING ALL INVESTORS AND HOME OWNERS WILLING TO ROLL UP THEIR SLEEVES AND INVEST IN THEIR FUTURE! This 3 bedroom 2 bath home is being sold as-is, but has beautiful potential to be your dream home for about half the price of similar homes in the area. Seller has added a new roof, approved septic system, and a new deck since she purchased in 2021. The home will need new flooring, fresh paint, and your own personal touches to make this house a home! There's an extra lot available for an additional $10,000. Home is sold as-is. Seller will not do any repairs or updates. Seller has never occupied the home.

5. 2026-02-12
   listed $110,000 Active 617-char remark

   Show marketing remark (617 chars)

   CALLING ALL INVESTORS AND HOME OWNERS WILLING TO ROLL UP THEIR SLEEVES AND INVEST IN THEIR FUTURE! This 3 bedroom 2 bath home is being sold as-is, but has beautiful potential to be your dream home for about half the price of similar homes in the area. Seller has added a new roof, approved septic system, and a new deck since she purchased in 2021. The home will need new flooring, fresh paint, and your own personal touches to make this house a home! There's an extra lot available for an additional $10,000. Home is sold as-is. Seller will not do any repairs or updates. Seller has never occupied the home.

6. 2018-11-28
   soldstatus $10,500
7. 2018-02-23
   soldstatus $2,500
8. 2017-12-13
   listed $9,800
9. 2004-06-08
   listed $76,900
10. 2002-08-07
    listed $78,000

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

Taxation est. · year 1

• Rental income: $22,416
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$2,618
• Taxable income: $9,370
• Est. tax owed @ 24.0%: −$2,249
• After-tax cash flow: $7,997/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

+15.4% since first listed

10 events — show timeline

• 2026-05-13 Pending — GCAR
• 2026-03-24 Relisted — GCAR
• 2026-03-24 Price Changed $90,000 GCAR
• 2026-03-05 Pending — GCAR
• 2026-02-12 Listed $110,000 GCAR
• 2018-11-28 Sold (MLS) $10,500 GCAR
• 2018-02-23 Sold (MLS) $2,500 CCARMLS
• 2017-12-13 Listed $9,800 CCARMLS
• 2004-06-08 Listed $76,900 RCAOR
• 2002-08-07 Listed $78,000 RCAOR

Property tax history

+1.1%/yr

Latest (2025): $115 · +70.3% YoY. Source: county tax records.