53 Charlsie Trl · Rossville, GA 30741

$49,995

2 bd · 1.0 ba · 765 sqft · SingleFamily · 702 Days on market

Built 2024 Good condition $65/sqft · 60% below area ↓ 7% since listing

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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
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the 2023 Tru 2-Bedroom, 2-Bath Home - where modern comfort meets energy efficiency. With 765 square feet of thoughtfully designed living space, this home offers the perfect blend of style and sustainability. Equipped with an Ecobee thermostat, you'll enjoy personalized climate control that helps you save on energy costs. The kitchen features sleek Frigidaire appliances, providing both reliability and a contemporary touch. A 40-gallon water heater ensures you have ample hot water when you need it. Ideal for those who value efficiency without compromising on comfort, this home is your sanctuary for modern living. Nestled in a pet-friendly neighborhood, this home boasts a host of convenient amenities, including all appliances, decks, and off-street parking. Enjoy the proximity to local schools and shopping, as well as the on-site management for added peace of mind. Whether you're looking to lease with a purchase option or buy outright, this home presents an exceptional opportunity to own your own home in a desirable location. Embrace the quiet charm of Rossville while being just a short distance from the excitement of Chattanooga. Don't miss your chance to make this your new affordable haven.

Key facts

• Built 2024
• Listed 702 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 20.9% vs local median 4.6% 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); 640 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 49% of comp listings sitting > 30 days — soft ceiling on asking rent; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 702 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 702 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 2.41% ✓
• Cap rate: 20.86%
• Cash-on-cash: 52.02%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

• ARV (median comp): $124,890
• List price: $49,995
• Delta: -59.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 Glentana St	0.08mi	2/1.0	696 (-9%)	3mo	$43,333	$62	79
5236 Lomnick St	0.75mi	3/1.0 (+1)	792 (+4%)	7mo	$125,000	$158	49
215 Spruce St	0.73mi	2/1.0	776 (+1%)	20mo	$77,000	$99	47
824 Henderson Ave	0.67mi	2/1.0	750 (-2%)	24mo	$155,000	$207	46
801 Lee Ave	0.72mi	2/1.0	856 (+12%)	5mo	$160,000	$187	42
803 Lee Ave	0.72mi	2/1.5	815 (+6%)	14mo	$149,000	$183	42
803 Lee Ave	0.72mi	2/1.5	815 (+6%)	14mo	$149,000	$183	42
1414 Happy Valley Rd	0.71mi	1/1.0 (-1)	793 (+4%)	23mo	$82,000	$103	37

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: 15.1%
• Equity multiple: 1.66×
• Total profit: $9,287
• Equity at exit: $7,454

10-year hold

• IRR: 28.8%
• Equity multiple: 4.52×
• Total profit: $49,317
• Equity at exit: $4,323

Cash invested: $13,999 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 6 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $82,000 ($110/sqft)
• Median days on market: 112 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +48.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30741

• Home prices YoY: -30.7%
• Rents YoY: 7.4%
• Active inventory: 640
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $180

Break-even live

Break-even rent $977

Max offer price $49,995

Occupancy floor 80%

Sensitivity live

Price	-10% $215	-5% $198	+0% $180	+5% $163	+10% $146
Rent	-10% $85	-5% $133	+0% $180	+5% $228	+10% $276
Rate	-1.0pp $205	-0.5pp $193	base $180	+0.5pp $167	+1.0pp $154

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: $12,499
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Glentana St Lot 62 Rossville, GA	2.0	2.0	840	$35,995	$42.85	139d	1	0.10mi
714 Henderson Ave Rossville, GA	2.0	1.0	735	$1,099	$1.50	6d	1	0.62mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	109d	1	0.64mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	109d	1	0.65mi
825 Henderson Ave Rossville, GA	2.0	1.0	850	$1,395	$1.64	6d	1	0.66mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	119d	1	0.70mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	119d	1	0.74mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	139d	1	0.74mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	139d	1	0.76mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	139d	1	0.80mi
5225 Fagan St Chattanooga, TN	3.0	1.0	792	$1,285	$1.62	6d	1	0.82mi
5200 Fagan St Chattanooga, TN	3.0	1.0	816	$1,350	$1.65	119d	1	0.85mi
5238 Dorsey St Unit A Chattanooga, TN	2.0	1.0	839	$875	$1.04	6d	1	0.89mi
5507 Central Ave Chattanooga, TN	3.0	1.0	884	$1,575	$1.78	6d	1	0.91mi
5505 Central Ave Chattanooga, TN	3.0	2.0	1050	$1,725	$1.64	116d	1	0.91mi
706 Roberta Dr Unit D Rossville, GA	2.0	1.0	950	$1,099	$1.16	119d	1	0.92mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	109d	1	0.93mi
5317 Lee Ave Unit B Chattanooga, TN	2.0	1.0	775	$875	$1.13	6d	1	0.96mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,250	$1.14	109d	1	0.97mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,295	$1.18	119d	1	0.97mi
1535 Myrt St Rossville, GA	2.0	1.0	1015	$1,295	$1.28	6d	1	1.08mi
5417 Slayton Ave Chattanooga, TN	2.0	1.0	884	$825	$0.93	6d	1	1.13mi
716 Salem Rd Apt A Rossville, GA	2.0	1.0	900	$999	$1.11	6d	1	1.13mi
114 1st St Rossville, GA	3.0	1.0	1040	$1,345	$1.29	0d	1	1.17mi
114 Wilson St Rossville, GA	2.0	1.0	896	$1,395	$1.56	0d	1	1.18mi
1707 E 50th St Unit A Chattanooga, TN	1.0	1.0	560	$800	$1.43	6d	1	1.18mi
1707 E 50th St Unit B Chattanooga, TN	2.0	1.0	560	$850	$1.52	6d	1	1.18mi
1709 E 50th St Chattanooga, TN	1.0	1.0	526	$900	$1.71	6d	1	1.19mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	109d	1	1.25mi
1205 W 50th St Unit 2 Chattanooga, TN	1.0	1.0	600	$995	$1.66	6d	1	1.38mi
5113 Tennessee Ave Unit 58 Chattanooga, TN	1.0	1.0	700	$950	$1.36	119d	1	1.39mi
4914 Tennessee Ave Unit 3 Chattanooga, TN	1.0	1.0	532	$950	$1.79	6d	1	1.42mi
1591 Park City Rd Apt A22 Rossville, GA	1.0	1.0	812	$995	$1.23	6d	1	1.47mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	119d	1	1.47mi
1591 Park City Rd Unit E-21 Rossville, GA	2.0	2.0	1075	$1,250	$1.16	6d	1	1.48mi

Listing history 50 events

1. 2026-09-23
   days on market $49,995 Active 702 DOM
2. 2026-09-22
   days on market $49,995 Active 701 DOM
3. 2026-09-21
   days on market $49,995 Active 700 DOM
4. 2026-09-20
   days on market $49,995 Active 699 DOM
5. 2026-09-18
   days on market $49,995 Active 697 DOM
6. 2026-09-17
   days on market $49,995 Active 696 DOM
7. 2026-09-16
   days on market $49,995 Active 695 DOM
8. 2026-09-15
   days on market $49,995 Active 694 DOM
9. 2026-09-14
   days on market $49,995 Active 693 DOM
10. 2026-09-13
    days on market $49,995 Active 692 DOM
11. 2026-09-12
    days on market $49,995 Active 691 DOM
12. 2026-09-11
    days on market $49,995 Active 690 DOM
13. 2026-09-05
    days on market $49,995 Active 684 DOM
14. 2026-09-04
    days on market $49,995 Active 683 DOM
15. 2026-09-03
    days on market $49,995 Active 682 DOM
16. 2026-08-31
    days on market $49,995 Active 679 DOM
17. 2026-08-30
    days on market $49,995 Active 678 DOM
18. 2026-08-29
    days on market $49,995 Active 677 DOM
19. 2026-08-28
    days on market $49,995 Active 676 DOM
20. 2026-08-27
    days on market $49,995 Active 675 DOM
21. 2026-08-25
    days on market $49,995 Active 673 DOM
22. 2026-08-24
    days on market $49,995 Active 672 DOM
23. 2026-08-23
    days on market $49,995 Active 671 DOM
24. 2026-08-22
    days on market $49,995 Active 670 DOM
25. 2026-08-21
    days on market $49,995 Active 669 DOM
26. 2026-08-20
    days on market $49,995 Active 668 DOM
27. 2026-08-19
    days on market $49,995 Active 667 DOM
28. 2026-08-18
    days on market $49,995 Active 666 DOM
29. 2026-08-17
    days on market $49,995 Active 665 DOM
30. 2026-08-16
    days on market $49,995 Active 664 DOM
31. 2026-08-15
    days on market $49,995 Active 663 DOM
32. 2026-08-14
    days on market $49,995 Active 662 DOM
33. 2026-08-13
    days on market $49,995 Active 661 DOM
34. 2026-08-12
    days on market $49,995 Active 660 DOM
35. 2026-08-11
    days on market $49,995 Active 659 DOM
36. 2026-08-10
    days on market $49,995 Active 658 DOM
37. 2026-08-09
    days on market $49,995 Active 657 DOM
38. 2026-08-08
    days on market $49,995 Active 656 DOM
39. 2026-08-07
    days on market $49,995 Active 655 DOM
40. 2026-08-06
    days on market $49,995 Active 654 DOM
41. 2026-08-05
    days on market $49,995 Active 653 DOM
42. 2026-08-04
    days on market $49,995 Active 652 DOM
43. 2026-08-03
    days on market $49,995 Active 651 DOM
44. 2026-07-31
    days on market $49,995 Active 648 DOM
45. 2026-07-30
    days on market $49,995 Active 647 DOM
46. 2026-07-29
    days on market $49,995 Active 646 DOM
47. 2026-07-27
    days on market $49,995 Active 644 DOM
48. 2026-07-25
    days on market $49,995 Active 642 DOM
49. 2026-07-24
    days on market $49,995 Active 641 DOM
50. 2026-07-23
    days on market $49,995 Active 640 DOM

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 21 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: $14,466
• − Mortgage interest: −$2,800
• − Property taxes: −$750
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$1,454
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $1,737/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $3,825–$11,475 screening

This single-family home is in good condition with modern amenities and a well-maintained exterior. It offers a good return on investment with minor updates to landscaping and interior painting.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both window treatments — improves energy efficiency and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Rossville Elementary School F GA #878/1,228 Nat'l #33,738/41,679 Middle Rossville Middle School F GA #368/470 Nat'l #11,948/14,009 High Ridgeland High School F GA #225/424 Nat'l #13,947/17,239

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

D Composite livability gradescore 56/100

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 · 66,050 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: 8% of renters

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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%

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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%

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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

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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

-7.4% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $49,995 Zillow
• 2024-10-21 Listed $53,995 Zillow