4 Battery Dr · Rossville, GA 30741

$324,900

None bd · 3.0 ba · 3,295 sqft · MultiFamily public records · 37 Days on market

Built 1951 0.57 ac lot $99/sqft · 16% below area Est $301k · 8% over

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Why this score? — see what drove the C+ 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Rent growth +4.4/5.0
• ARV discount +4.0/15.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This triplex offers a straightforward opportunity to acquire a cash-flowing asset in a high-demand rental pocket. Situated on a quiet roundabout road just off W Crest Rd, the property sits right at the base of Missionary Ridge, offering a prime location for tenants commuting between North Georgia and Chattanooga. Functional Updates: Recent interior work has been completed to keep the units move-in ready and rentable. Strategic Location: Located near the state line, providing easy access to local amenities and employment hubs. Two of the three units are occupied. Upper unit is vacant.

Key facts

• Move-in ready
• Easy access
• Recent interior work

Tags

• HIGH-DEMAND RENTAL POCKET
• PRIME LOCATION
• RECENT INTERIOR WORK
• MOVE-IN READY
• EASY ACCESS

Property features AI

Finance

• Financial info: Annual tax listed (amount provided in source); Three total units

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Existing (previously built) structure
• Construction: Shingle roof
• Exterior features: Lot dimensions approximately 117 x 212

Interior

• Heating & cooling: Heating present (other type); Cooling present with wall/window units
• Interior features: Property configured as residential income with multiple units; Water available
• Laundry & utility: Tenants are responsible for electricity

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $342/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 5.4% 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); Ridgeland High School (math 23% / reading 19%, grade F, #225 of 424 statewide, top 54%, 1,244 students, 70% FRL) — zoned schools average 80% 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; 1 comparable units currently listed for rent nearby; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• At $3,874/mo this rent would consume 79% of the median local household income ($59k/yr) (locally 834% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (median comp): $301,235
• List price: $324,900
• Delta: 7.86%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.44% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.34×
• Total profit: $30,692
• Equity at exit: $48,444

10-year hold

• IRR: 20.8%
• Equity multiple: 3.11×
• Total profit: $191,885
• Equity at exit: $28,091

Cash invested: $90,972 (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: 21.0×

Monthly cashflow live

• Estimated rent: $3,874 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$196 /mo · $2,346/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $1,026

Break-even live

Break-even rent $2,576

Max offer price $324,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,210	-5% $1,118	+0% $1,026	+5% $934	+10% $842
Rent	-10% $720	-5% $873	+0% $1,026	+5% $1,179	+10% $1,332
Rate	-1.0pp $1,189	-0.5pp $1,108	base $1,026	+0.5pp $942	+1.0pp $856

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,873
Total (3 units)			$3,874

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 Betty Ln Unit 3403 East Ridge, TN	3.0	2.5	2500	$1,350	$0.54	24d	1	1.18mi

Listing history 20 events

1. 2026-06-21
   days on market $324,900 Active 37 DOM
2. 2026-06-18
   days on market $324,900 Active 34 DOM
3. 2026-06-17
   days on market $324,900 Active 33 DOM
4. 2026-06-16
   days on market $324,900 Active 32 DOM
5. 2026-06-15
   days on market $324,900 Active 31 DOM
6. 2026-06-14
   days on market $324,900 Active 29 DOM
7. 2026-06-13
   days on market $324,900 Active 28 DOM
8. 2026-06-10
   days on market $324,900 Active 26 DOM
9. 2026-06-09
   days on market $324,900 Active 25 DOM
10. 2026-06-08
    days on market $324,900 Active 24 DOM
11. 2026-06-07
    days on market $324,900 Active 23 DOM
12. 2026-06-05
    days on market $324,900 Active 20 DOM
13. 2026-06-03
    days on market $324,900 Active 19 DOM
14. 2026-06-02
    days on market $324,900 Active 18 DOM
15. 2026-06-01
    days on market $324,900 Active 17 DOM
16. 2026-05-31
    days on market $324,900 Active 16 DOM
17. 2026-05-30
    days on market $324,900 Active 15 DOM
18. 2026-05-15
    listed $324,900 Active 599-char remark

    Show marketing remark (590 chars)

    This triplex offers a straightforward opportunity to acquire a cash-flowing asset in a high-demand rental pocket. Situated on a quiet roundabout road just off W Crest Rd, the property sits right at the base of Missionary Ridge, offering a prime location for tenants commuting between North Georgia and Chattanooga. Functional Updates: Recent interior work has been completed to keep the units move-in ready and rentable. Strategic Location: Located near the state line, providing easy access to local amenities and employment hubs. Two of the three units are occupied. Upper unit is vacant.

19. 2026-05-15
    listed $324,900 Active 590-char remark

    Show marketing remark (590 chars)

    This triplex offers a straightforward opportunity to acquire a cash-flowing asset in a high-demand rental pocket. Situated on a quiet roundabout road just off W Crest Rd, the property sits right at the base of Missionary Ridge, offering a prime location for tenants commuting between North Georgia and Chattanooga. Functional Updates: Recent interior work has been completed to keep the units move-in ready and rentable. Strategic Location: Located near the state line, providing easy access to local amenities and employment hubs. Two of the three units are occupied. Upper unit is vacant.

20. 2026-05-15
    listed $324,900 Active

    Show marketing remark (590 chars)

    This triplex offers a straightforward opportunity to acquire a cash-flowing asset in a high-demand rental pocket. Situated on a quiet roundabout road just off W Crest Rd, the property sits right at the base of Missionary Ridge, offering a prime location for tenants commuting between North Georgia and Chattanooga. Functional Updates: Recent interior work has been completed to keep the units move-in ready and rentable. Strategic Location: Located near the state line, providing easy access to local amenities and employment hubs. Two of the three units are occupied. Upper unit is vacant.

ⓘ 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: $2,346 · $196/mo
• Projected year-2 tax: $2,989 · $249/mo
• Expected delta: +$643/yr (+$54/mo · 27.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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: $46,488
• − Mortgage interest: −$18,199
• − Property taxes: −$2,346
• − Insurance: −$1,624
• − Repairs & maintenance: −$3,719
• − Management: −$3,719
• − Depreciation: −$9,452
• Taxable income: $7,428
• Est. tax owed @ 24.0%: −$1,783
• After-tax cash flow: $10,526/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

+0.0% since first listed

3 events — show timeline

• 2026-05-15 Listed $324,900 REALTRACS as Distributed by MLS Grid
• 2026-05-15 Listed $324,900 GCAR
• 2026-05-15 Listed $324,900 RCAOR

Property tax history

+6.2%/yr

Latest (2025): $2,346 · +61.5% YoY. Source: county tax records.