180 Creeks Bend Dr · Ringgold, GA 30736

$182,500

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 17 Days on market

Built 1979 0.31 ac lot $148/sqft · 6% below area Est $195k · 6% under

---

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 +25.9/30.0
• ARV discount +10.4/15.0
• DSCR +8.7/10.0
• 1% rule +6.2/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Catoosa County ranch with three bedrooms ranch on quiet wooded home site outside of town. Home has two full baths, ample square footage, hardwood flooring and central air conditioning

Key facts

• New metal roof
• Fenced backyard
• 0.31 acre lot

Tags

• NEW METAL ROOF
• FENCED BACKYARD
• LARGE STORAGE BUILDING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; Residential property
• Construction: Built with vinyl siding; Metal roof; Block foundation
• Exterior features: Private yard; Front porch; Fenced yard; Storage structure

Interior

• Kitchen: Dishwasher; Free-standing electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Free-standing electric range; Water heater; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $180k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.2% in Ringgold — 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 76/100 on livability (#28 in GA, #3,772 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: amenities C-, commute F, employment D-.
• 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: Tiger Creek Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 477 students, 57% 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 44% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 353 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $51k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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.
• Current owner paid $41k; list at $182k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,762 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (median comp): $194,986
• List price: $182,500
• Delta: 2.52%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Creeks Bend Dr	0.07mi	3/2.0	1,232 (0%)	16mo	$185,000	$150	84
293 Creeks Bend Dr	0.05mi	3/2.0	1,232 (0%)	18mo	$195,000	$158	82
336 Rogers Dr	0.52mi	3/2.0	1,316 (+7%)	14mo	$291,500	$222	53
223 Rogers Dr	0.50mi	3/2.5	1,366 (+11%)	14mo	$262,900	$192	45
43 Merilyn Dr	0.44mi	3/1.0	1,065 (-14%)	16mo	$217,000	$204	40

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $7,340
• Equity at exit: $27,211

10-year hold

• IRR: 16.3%
• Equity multiple: 2.56×
• Total profit: $79,685
• Equity at exit: $15,779

Cash invested: $51,100 (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: 353
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,042 medium
• Mortgage (P&I): −$957
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $451

Break-even live

Break-even rent $1,471

Max offer price $182,500

Occupancy floor 73%

Sensitivity live

Price	-10% $555	-5% $503	+0% $451	+5% $400	+10% $348
Rent	-10% $290	-5% $371	+0% $451	+5% $532	+10% $613
Rate	-1.0pp $543	-0.5pp $498	base $451	+0.5pp $404	+1.0pp $356

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Vanderbilt Ln Ringgold, GA	2.0	1.0	912	$1,550	$1.70	14d	1	0.85mi
40 Cottage DR Ringgold, GA	2.0–3.0	2.0–3.0	1244	$2,310	$1.86	14d	39	1.04mi

Listing history 20 events

1. 2026-06-18
   days on market $182,500 Active 17 DOM
2. 2026-06-17
   days on market $182,500 Active 16 DOM
3. 2026-06-16
   days on market $182,500 Active 15 DOM
4. 2026-06-15
   days on market $182,500 Active 14 DOM
5. 2026-06-14
   days on market $182,500 Active 12 DOM
6. 2026-06-10
   days on market $182,500 Active 9 DOM
7. 2026-06-09
   days on market $182,500 Active 8 DOM
8. 2026-06-08
   days on market $182,500 Active 7 DOM
9. 2026-06-07
   days on market $182,500 Active 6 DOM
10. 2026-06-03
    days on market $182,500 Active 2 DOM
11. 2026-06-03
    remarks 357-char remark
12. 2026-06-02
    pricedays on marketlisting id $182,500 Active 1 DOM
13. 2026-05-31
    days on market $199,900 Active 80 DOM
14. 2026-05-30
    days on market $199,900 Active 79 DOM
15. 2026-04-10
    price $199,900 334-char remark
16. 2026-04-06
    status Active 334-char remark
17. 2026-03-24
    status Pending 334-char remark
18. 2026-02-27
    listed $209,900 Active 334-char remark
19. 2017-04-13
    soldstatus $41,054 183-char remark

    Show marketing remark (183 chars)

    Catoosa County ranch with three bedrooms ranch on quiet wooded home site outside of town. Home has two full baths, ample square footage, hardwood flooring and central air conditioning

20. 2017-02-25
    listed $38,400 183-char remark

    Show marketing remark (183 chars)

    Catoosa County ranch with three bedrooms ranch on quiet wooded home site outside of town. Home has two full baths, ample square footage, hardwood flooring and central air conditioning

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $1,679 · $140/mo
• Expected delta: +$132/yr (+$11/mo · 8.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $24,507
• − Mortgage interest: −$10,223
• − Property taxes: −$1,547
• − Insurance: −$912
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$5,309
• Taxable income: $2,594
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $4,794/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 — Ringgold

• Score: 76/100
• State rank: #28
• US rank: #3772

Category grades

Amenities C- Commute F Cost of living A+ Crime C+ Employment D- Housing B Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ringgold, GA
• County: Catoosa County · 52,244 people
• City population: 44,499
• 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

+375.3% since first listed

4 events — show timeline

• 2026-06-01 Listed $182,500 GCAR
• 2026-04-10 Price Changed $199,900 GCAR
• 2017-04-13 Sold (MLS) $41,054 GAMLS
• 2017-02-25 Listed $38,400 GAMLS

Property tax history

+7.2%/yr

Latest (2025): $1,547 · +0.5% YoY. Source: county tax records.