1204 Logan Ave · Rossville, GA 30741

$148,000

1 bd · 1.0 ba · 675 sqft · SingleFamily public records · 146 Days on market

Built 1950 Est $138k · 7% over

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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).

• Cash flow +11.0/30.0
• Rent growth +4.4/5.0
• ARV discount +4.1/15.0
• DSCR +3.2/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The Perfect Starter Home or Smart Investment! Welcome to this adorable 2-bedroom, 1-bathroom bungalow that's been refreshed and ready for you! All you have to do is bring your furniture and start living. Step inside to brand-new luxury vinyl plank flooring throughout, fresh neutral paint, and abundant natural light. The open living area flows seamlessly into a stunning brand-new kitchen featuring crisp white shaker cabinets, gleaming countertops, and a full stainless steel appliance package (refrigerator included!). Bathroom boasts a new vanity, modern tile shower/tub combo, and on-trend fixtures. You'll love the convenience of a dedicated laundry room with washer & dryer hookups. St

Key facts

• New vanity
• Brand new kitchen
• Garage

Tags

• LUXURY VINYL PLANK FLOORING
• BRAND NEW KITCHEN
• WHITE SHAKER CABINETS
• NEW VANITY
• MODERN TILE SHOWER TUB COMBO
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-63 ($-760/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (26.8% below list).
• Recommended offer: $108k (26.8% below list) — sets the bar for 1% rule.

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; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $148k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,264 (26.8% 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 146 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $137,700
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 Logan Ave	0.00mi	2/1.0 (+1)	675 (0%)	1mo	$148,400	$220	94
111 Elm St	0.12mi	2/1.0 (+1)	694 (+3%)	16mo	$125,000	$180	72
807 Richmond Ave	0.40mi	2/1.0 (+1)	720 (+7%)	9mo	$147,000	$204	58
824 Henderson Ave	0.22mi	2/1.0 (+1)	750 (+11%)	20mo	$155,000	$207	49
215 Spruce St	0.22mi	2/1.0 (+1)	776 (+15%)	17mo	$77,000	$99	45

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: -15.0%
• Equity multiple: 0.44×
• Total profit: $-23,013
• Equity at exit: $22,067

10-year hold

• IRR: -0.8%
• Equity multiple: 0.93×
• Total profit: $-2,703
• Equity at exit: $12,796

Cash invested: $41,440 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-63

Break-even live

Break-even rent $1,163

Max offer price $136,805

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-21	+0% $-63	+5% $-105	+10% $-147
Rent	-10% $-149	-5% $-106	+0% $-63	+5% $-21	+10% $22
Rate	-1.0pp $11	-0.5pp $-26	base $-63	+0.5pp $-102	+1.0pp $-141

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-24
   status Pending
2. 2026-04-04
   price $148,000
3. 2026-01-09
   price $155,000
4. 2025-12-29
   price $159,000
5. 2025-12-15
   price $164,000
6. 2025-12-10
   price $168,000
7. 2025-12-06
   price $180,000
8. 2025-11-30
   listed $189,000 Active
9. 2025-07-18
   soldstatus $45,000

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $970 · $81/mo
• Projected year-2 tax: $1,362 · $113/mo
• Expected delta: +$391/yr (+$33/mo · 40.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $12,992
• − Mortgage interest: −$8,290
• − Property taxes: −$970
• − Insurance: −$740
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$4,305
• Taxable loss: −$3,393
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $54/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: 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

• Census place: Rossville, GA
• 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

+228.9% since first listed

9 events — show timeline

• 2026-04-24 Pending — GCAR
• 2026-04-04 Price Changed $148,000 GCAR
• 2026-01-09 Price Changed $155,000 GCAR
• 2025-12-29 Price Changed $159,000 GCAR
• 2025-12-15 Price Changed $164,000 GCAR
• 2025-12-10 Price Changed $168,000 GCAR
• 2025-12-06 Price Changed $180,000 GCAR
• 2025-11-30 Listed $189,000 GCAR
• 2025-07-18 Sold (Public Records) $45,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $970 · +3.8% YoY. Source: county tax records.