TRU Bliss Plan · Rossville, GA 30741

$53,995

2 bd · 1.0 ba · 765 sqft · SingleFamily · 656 Days on market

Poor condition $535/mo HOA · 44% of rent

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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
• Rent growth +4.4/5.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Schools +2.0/10.0
• Cash flow +1.4/30.0
• Condition / age +1.0/5.0
• DSCR +0.0/10.0
• 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

• Listed 655 days

🏗️ New construction. The $53,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $143,980.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-993 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $254 (99.5% below list).
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $254 (99.5% below list) — sets the bar for cash-flow.
• Cap rate 1.6% vs local median 4.7% in Rossville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 549 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $995 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 656 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; flood insurance adds $427/mo; HOA is 44% of rent.
• 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 $254 (99.5% 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 656 days. Have you received any prior offers? Is the seller open to a 100% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.85% ✗
• Cap rate: 1.57%
• Cash-on-cash: -16.87%
• DSCR: 0.25
• GRM: 9.8

CMA / ARV

• ARV (median comp): $143,980
• List price: $53,995
• Delta: -62.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 Glentana St	0.19mi	2/1.0	696 (-9%)	2mo	$43,333	$62	75
529 E 52nd St	0.73mi	2/1.0	792 (+4%)	4mo	$130,000	$164	57
5201 Tanner St	0.67mi	2/1.0	792 (+4%)	8mo	$80,000	$101	56
5241 Lomnick St	0.68mi	2/1.0	816 (+7%)	1mo	$75,000	$92	56
5236 Lomnick St	0.66mi	3/1.0 (+1)	792 (+4%)	5mo	$125,000	$158	54
215 Spruce St	0.74mi	2/1.0	776 (+1%)	18mo	$77,000	$99	47
824 Henderson Ave	0.70mi	2/1.0	750 (-2%)	22mo	$155,000	$207	46
801 Lee Ave	0.72mi	2/1.0	856 (+12%)	4mo	$160,000	$187	44
803 Lee Ave	0.72mi	2/1.5	815 (+6%)	13mo	$149,000	$183	43
803 Lee Ave	0.72mi	2/1.5	815 (+6%)	13mo	$149,000	$183	43
519 W Gordon Ave	0.72mi	2/1.0	841 (+10%)	13mo	$165,000	$196	39

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: -70.3%
• Equity multiple: -0.99×
• Total profit: $-80,292
• Equity at exit: $21,468

10-year hold

• IRR: -85.5%
• Equity multiple: -2.06×
• Total profit: $-123,303
• Equity at exit: $12,449

Cash invested: $40,314 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 7 under contract
• Months of supply: 5.2 mo (19%/mo absorbed)
• Median asking: $69,000 ($83/sqft)
• Median days on market: 81 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +127.2% 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: 549
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$535
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-993

Break-even live

Break-even rent $2,477

Max offer price $254

Occupancy floor —

Sensitivity live

Price	-10% $-894	-5% $-944	+0% $-993	+5% $-1,043	+10% $-1,093
Rent	-10% $-1,090	-5% $-1,041	+0% $-993	+5% $-945	+10% $-897
Rate	-1.0pp $-921	-0.5pp $-957	base $-993	+0.5pp $-1,031	+1.0pp $-1,069

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: $35,995
• Closing costs: $4,319
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	93d	1	0.04mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	63d	1	0.63mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	63d	1	0.63mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	72d	1	0.63mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	93d	1	0.72mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	93d	1	0.72mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	93d	1	0.81mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	72d	1	0.81mi
5200 Fagan St Chattanooga, TN	3.0	1.0	816	$1,350	$1.65	72d	1	0.81mi
5238 Dorsey St Unit A Chattanooga, TN	2.0	1.0	839	$950	$1.13	72d	1	0.88mi
5505 Central Ave Chattanooga, TN	3.0	2.0	1050	$1,725	$1.64	70d	1	0.92mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	63d	1	0.95mi
706 Roberta Dr Unit D Rossville, GA	2.0	1.0	950	$1,099	$1.16	72d	1	1.00mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,295	$1.18	72d	1	1.05mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,250	$1.14	63d	1	1.05mi
4905 Central Ave Chattanooga, TN	2.0–3.0	2.0	1169	$556	$0.48	63d	2	1.21mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	63d	1	1.27mi
1205 W 50th St Unit 2 Chattanooga, TN	1.0	1.0	600	$1,025	$1.71	63d	1	1.37mi
5113 Tennessee Ave Unit 58 Chattanooga, TN	1.0	1.0	700	$950	$1.36	72d	1	1.40mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	72d	1	1.44mi
4129 Quinn Adams St Unit 2 Chattanooga, TN	2.0	1.0	856	$1,050	$1.23	72d	1	1.48mi

HOA detail $535/mo · $6,420/yr

• Likely covers: water

Listing history 50 events

1. 2026-08-08
   days on market $53,995 Active 656 DOM
2. 2026-08-07
   days on market $53,995 Active 655 DOM
3. 2026-08-06
   days on market $53,995 Active 654 DOM
4. 2026-08-05
   days on market $53,995 Active 653 DOM
5. 2026-08-04
   days on market $53,995 Active 652 DOM
6. 2026-08-03
   days on market $53,995 Active 651 DOM
7. 2026-07-31
   days on market $53,995 Active 648 DOM
8. 2026-07-30
   days on market $53,995 Active 647 DOM
9. 2026-07-29
   days on market $53,995 Active 646 DOM
10. 2026-07-27
    days on market $53,995 Active 644 DOM
11. 2026-07-25
    days on market $53,995 Active 642 DOM
12. 2026-07-24
    days on market $53,995 Active 641 DOM
13. 2026-07-23
    days on market $53,995 Active 640 DOM
14. 2026-07-22
    days on market $53,995 Active 639 DOM
15. 2026-07-21
    days on market $53,995 Active 638 DOM
16. 2026-07-18
    days on market $53,995 Active 635 DOM
17. 2026-07-16
    days on market $53,995 Active 633 DOM
18. 2026-07-16
    days on market $53,995 Active 632 DOM
19. 2026-07-14
    days on market $53,995 Active 631 DOM
20. 2026-07-13
    days on market $53,995 Active 630 DOM
21. 2026-07-12
    days on market $53,995 Active 629 DOM
22. 2026-07-11
    days on market $53,995 Active 628 DOM
23. 2026-07-10
    days on market $53,995 Active 627 DOM
24. 2026-07-09
    days on market $53,995 Active 626 DOM
25. 2026-07-08
    days on market $53,995 Active 625 DOM
26. 2026-07-07
    days on market $53,995 Active 624 DOM
27. 2026-07-06
    days on market $53,995 Active 623 DOM
28. 2026-07-05
    days on market $53,995 Active 622 DOM
29. 2026-07-04
    days on market $53,995 Active 621 DOM
30. 2026-07-03
    days on market $53,995 Active 620 DOM
31. 2026-07-02
    days on market $53,995 Active 619 DOM
32. 2026-07-01
    days on market $53,995 Active 618 DOM
33. 2026-06-30
    days on market $53,995 Active 617 DOM
34. 2026-06-29
    days on market $53,995 Active 616 DOM
35. 2026-06-28
    days on market $53,995 Active 615 DOM
36. 2026-06-28
    days on market $53,995 Active 614 DOM
37. 2026-06-27
    days on market $53,995 Active 613 DOM
38. 2026-06-25
    days on market $53,995 Active 611 DOM
39. 2026-06-23
    days on market $53,995 Active 609 DOM
40. 2026-06-21
    days on market $53,995 Active 608 DOM
41. 2026-06-18
    days on market $53,995 Active 605 DOM
42. 2026-06-17
    days on market $53,995 Active 604 DOM
43. 2026-06-16
    days on market $53,995 Active 603 DOM
44. 2026-06-15
    days on market $53,995 Active 602 DOM
45. 2026-06-14
    days on market $53,995 Active 600 DOM
46. 2026-06-13
    days on market $53,995 Active 599 DOM
47. 2026-06-10
    days on market $53,995 Active 597 DOM
48. 2026-06-09
    days on market $53,995 Active 596 DOM
49. 2026-06-08
    days on market $53,995 Active 595 DOM
50. 2026-06-07
    days on market $53,995 Active 594 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: $14,632
• − Mortgage interest: −$8,065
• − Property taxes: −$2,160
• − Insurance: −$5,838
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − HOA: −$6,420
• − Depreciation: −$4,189
• Taxable loss: −$14,381
• Est. tax savings @ 24.0%: +$3,451
• After-tax cash flow: $-8,468/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 · 1 photo

Poor 20/100 Extensive rehab Est. rehab $38,250–$68,850 screening

This home requires extensive repairs and maintenance, including major work on the siding and roof, and landscaping improvements. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major siding — The siding is peeling and in poor condition
• Major roof — The roof has missing shingles
• Major landscaping — The landscaping is overgrown and unkempt

Value-add opportunities

• Both landscaping and exterior maintenance — A well-maintained exterior and landscaping can significantly increase both resale and rental value ↑
• Both repair and replace siding and roof — These repairs are critical to the structural integrity and appearance of the home, both of which are important for both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Extensive 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

1 event — show timeline

• 2024-10-21 Listed $53,995 Zillow