The Manchester II Plan · Indian Springs, GA 30736

$254,900

3 bd · 2.5 ba · 1,743 sqft · SingleFamily · 275 Days on market

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Rent growth +4.2/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Manchester II offers a thoughtfully planned layout that is not short on style or function. With its open kitchen-dining-living combination and convenient backyard access, you'll find a comfortable living area perfect for spending time indoors or out. The upstairs features an owner's suite complete with a walk-in closet and compartmentalized ensuite. Also, upstairs, two bedrooms, a full bath, and a laundry room make it easy to keep up with household chores.

Key facts

• Backyard access
• Walk-in closet
• Full bath

Tags

• OPEN KITCHEN DINING LIVING
• BACKYARD ACCESS
• OWNER'S SUITE
• WALK-IN CLOSET
• COMPARTMENTALIZED ENSUITE
• FULL BATH

🏗️ New construction. The $254,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $302,675.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-530 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (22.4% below list).
• Recommended offer: $198k (22.4% below list) — sets the bar for 1% rule.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $9k 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 275 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $197,722 (22.4% 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 275 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.65% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.50%
• DSCR: 0.67
• GRM: 12.8

CMA / ARV

• ARV (median comp): $302,675
• List price: $254,900
• Delta: -15.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Williams Dr	0.25mi	3/2.5	1,748 (+0%)	11mo	$320,000	$183	79
20 Robert Ln	0.41mi	3/2.0	1,850 (+6%)	9mo	$246,500	$133	61
546 Indian Springs Rd	0.59mi	3/2.0	1,659 (-5%)	2mo	$293,000	$177	61
40 Ridgeside Dr	0.47mi	4/2.5 (+1)	1,816 (+4%)	11mo	$294,500	$162	57
2785 Highway 41	0.27mi	2/2.0 (-1)	1,595 (-8%)	11mo	$440,000	$276	57
236 Foster Ln	0.69mi	3/2.0	1,757 (+1%)	10mo	$432,000	$246	56
200 Bridlewood Dr	0.66mi	3/2.0	1,827 (+5%)	4mo	$535,000	$293	56
434 Indian Springs Rd	0.49mi	3/3.0	1,582 (-9%)	5mo	$245,000	$155	56
129 Indian Springs Rd	0.37mi	4/2.0 (+1)	1,637 (-6%)	13mo	$260,000	$159	55
66 Shawnee Trl	0.42mi	3/2.0	1,510 (-13%)	5mo	$240,000	$159	52
135 Foster Ln	0.52mi	3/2.0	1,934 (+11%)	11mo	$243,000	$126	47
18 Silver Spur Rd	0.64mi	3/2.0	1,827 (+5%)	17mo	$385,000	$211	46

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 · 6.84% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.12×
• Total profit: $-74,820
• Equity at exit: $45,130

10-year hold

• IRR: -12.7%
• Equity multiple: 0.14×
• Total profit: $-73,235
• Equity at exit: $26,170

Cash invested: $84,749 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$1,587
• Tax est. 1.5%: −$378 /mo · $4,540/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-530

Break-even live

Break-even rent $2,648

Max offer price $226,024

Occupancy floor —

Sensitivity live

Price	-10% $-321	-5% $-425	+0% $-530	+5% $-634	+10% $-739
Rent	-10% $-686	-5% $-608	+0% $-530	+5% $-452	+10% $-374
Rate	-1.0pp $-377	-0.5pp $-453	base $-530	+0.5pp $-608	+1.0pp $-688

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: $75,669
• Closing costs: $9,080
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Mohawk Trl Ringgold, GA	4.0	2.0	1296	$1,823	$1.41	15d	1	0.34mi
165 Duke Ln Ringgold, GA	2.0	2.0	1264	$1,850	$1.46	45d	1	1.14mi
169 Duke Ln Ringgold, GA	2.0	2.0	1271	$1,900	$1.49	15d	1	1.14mi
192 Clear Creek Dr Ringgold, GA	2.0	2.0	1640	$1,900	$1.16	25d	1	1.18mi
192 Clear Creek Dr #190 Ringgold, GA	2.0	2.0	1640	$2,400	$1.46	45d	1	1.18mi
37 Anderson Rd Ringgold, GA	3.0	2.0	1500	$1,699	$1.13	25d	1	1.19mi

Listing history 16 events

1. 2026-06-21
   days on market $254,900 Active 275 DOM
2. 2026-06-18
   days on market $254,900 Active 272 DOM
3. 2026-06-17
   days on market $254,900 Active 271 DOM
4. 2026-06-16
   days on market $254,900 Active 270 DOM
5. 2026-06-15
   days on market $254,900 Active 269 DOM
6. 2026-06-14
   days on market $254,900 Active 267 DOM
7. 2026-06-10
   days on market $254,900 Active 264 DOM
8. 2026-06-09
   days on market $254,900 Active 263 DOM
9. 2026-06-08
   days on market $254,900 Active 262 DOM
10. 2026-06-07
    days on market $254,900 Active 261 DOM
11. 2026-06-03
    days on market $254,900 Active 257 DOM
12. 2026-06-02
    days on market $254,900 Active 256 DOM
13. 2026-06-01
    days on market $254,900 Active 255 DOM
14. 2026-05-31
    days on market $254,900 Active 254 DOM
15. 2026-05-30
    days on market $254,900 Active 253 DOM
16. 2025-09-20
    listed $274,900 Active 464-char remark

    Show marketing remark (464 chars)

    The Manchester II offers a thoughtfully planned layout that is not short on style or function. With its open kitchen-dining-living combination and convenient backyard access, you'll find a comfortable living area perfect for spending time indoors or out. The upstairs features an owner's suite complete with a walk-in closet and compartmentalized ensuite. Also, upstairs, two bedrooms, a full bath, and a laundry room make it easy to keep up with household chores.

ⓘ 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: $23,727
• − Mortgage interest: −$16,955
• − Property taxes: −$4,540
• − Insurance: −$1,513
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$8,805
• Taxable loss: −$11,883
• Est. tax savings @ 24.0%: +$2,852
• After-tax cash flow: $-3,505/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

• Census place: Indian Springs, GA
• 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

1 event — show timeline

• 2025-09-20 Listed $274,900 Zillow