90 Sutton Dr · Ringgold, GA 30736

$260,000

3 bd · 2.0 ba · 1,814 sqft · SingleFamily public records · 53 Days on market

Built 2005 0.35 ac lot $143/sqft · at area comps Est $268k · at est.

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +8.8/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 90 Sutton Drive where space, comfort, and convenience come together. This 3-bedroom, 2-bath home sits on a large lot in a neighborhood where homes are nicely spaced out, giving you a little extra breathing room and a more relaxed setting. A covered front porch welcomes you in and offers the perfect spot to enjoy your morning coffee or unwind in the evenings. Inside, the home is designed for everyday comfortable living. The kitchen includes an eat-in dining area making it a great place to gather for meals while still feeling connected to the rest of the home. The primary bedroom is generously sized, offering plenty of room to create a comfortable retreat at the end of the day or space for an in-home office. Out back, the fenced yard provides plenty of space for pets, play, or entertaining, while mature trees lining the rear of the property add privacy. Located just minutes from the interstate, you'll have convenient access to Chattanooga while still enjoying the charm of Ringgold.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-36 ($-436/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (20.6% below list).
• Recommended offer: $206k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Ringgold Primary School (552 students, 47% 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 41% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 362 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $206,417 (20.6% 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 53 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $267,715
• List price: $260,000
• Delta: -2.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Pine St	0.53mi	3/2.0	1,825 (+1%)	3mo	$309,000	$169	72
242 Sutton Dr	0.16mi	3/2.5	1,768 (-2%)	23mo	$335,000	$189	67
235 Freedom Ln	0.50mi	3/2.0	1,749 (-4%)	9mo	$335,000	$192	63
51 Bay St	0.35mi	3/2.0	1,755 (-3%)	20mo	$304,500	$174	62
351 Fox Trot Trl	0.56mi	3/3.0	1,732 (-4%)	3mo	$365,000	$211	60
376 Jacobs Rd	0.66mi	3/2.0	1,732 (-4%)	9mo	$294,000	$170	54
656 Blue Bird Ln	0.69mi	3/2.0	2,006 (+11%)	11mo	$349,750	$174	41

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: -13.4%
• Equity multiple: 0.50×
• Total profit: $-36,212
• Equity at exit: $38,767

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,078
• Equity at exit: $22,480

Cash invested: $72,800 (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: 362
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$195 /mo · $2,343/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-36

Break-even live

Break-even rent $2,110

Max offer price $253,579

Occupancy floor 97%

Sensitivity live

Price	-10% $111	-5% $37	+0% $-36	+5% $-110	+10% $-184
Rent	-10% $-199	-5% $-118	+0% $-36	+5% $45	+10% $127
Rate	-1.0pp $95	-0.5pp $30	base $-36	+0.5pp $-104	+1.0pp $-172

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Anderson Rd Ringgold, GA	3.0	2.0	1500	$1,699	$1.13	25d	1	1.03mi
122 Bluff View Dr Ringgold, GA	3.0	2.0	1300	$2,475	$1.90	45d	1	1.47mi

Listing history 26 events

1. 2026-06-15
   statusdays on market $260,000 Pending 53 DOM
2. 2026-06-14
   days on market $260,000 Active 52 DOM
3. 2026-06-10
   statusdays on market $260,000 Active 49 DOM
4. 2026-06-07
   statusdays on market $260,000 Pending 48 DOM
5. 2026-06-03
   days on market $260,000 Active 47 DOM
6. 2026-06-02
   days on market $260,000 Active 46 DOM
7. 2026-06-01
   pricedays on market $260,000 Active 45 DOM
8. 2026-05-31
   days on market $265,000 Active 44 DOM
9. 2026-05-30
   days on market $265,000 Active 43 DOM
10. 2026-05-18
    price $265,000 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to 90 Sutton Drive where space, comfort, and convenience come together. This 3-bedroom, 2-bath home sits on a large lot in a neighborhood where homes are nicely spaced out, giving you a little extra breathing room and a more relaxed setting. A covered front porch welcomes you in and offers the perfect spot to enjoy your morning coffee or unwind in the evenings. Inside, the home is designed for everyday comfortable living. The kitchen includes an eat-in dining area making it a great place to gather for meals while still feeling connected to the rest of the home. The primary bedroom is generously sized, offering plenty of room to create a comfortable retreat at the end of the day or space for an in-home office. Out back, the fenced yard provides plenty of space for pets, play, or entertaining, while mature trees lining the rear of the property add privacy. Located just minutes from the interstate, you'll have convenient access to Chattanooga while still enjoying the charm of Ringgold.

11. 2026-05-05
    price $275,000 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to 90 Sutton Drive where space, comfort, and convenience come together. This 3-bedroom, 2-bath home sits on a large lot in a neighborhood where homes are nicely spaced out, giving you a little extra breathing room and a more relaxed setting. A covered front porch welcomes you in and offers the perfect spot to enjoy your morning coffee or unwind in the evenings. Inside, the home is designed for everyday comfortable living. The kitchen includes an eat-in dining area making it a great place to gather for meals while still feeling connected to the rest of the home. The primary bedroom is generously sized, offering plenty of room to create a comfortable retreat at the end of the day or space for an in-home office. Out back, the fenced yard provides plenty of space for pets, play, or entertaining, while mature trees lining the rear of the property add privacy. Located just minutes from the interstate, you'll have convenient access to Chattanooga while still enjoying the charm of Ringgold.

12. 2026-04-30
    price $285,000 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to 90 Sutton Drive where space, comfort, and convenience come together. This 3-bedroom, 2-bath home sits on a large lot in a neighborhood where homes are nicely spaced out, giving you a little extra breathing room and a more relaxed setting. A covered front porch welcomes you in and offers the perfect spot to enjoy your morning coffee or unwind in the evenings. Inside, the home is designed for everyday comfortable living. The kitchen includes an eat-in dining area making it a great place to gather for meals while still feeling connected to the rest of the home. The primary bedroom is generously sized, offering plenty of room to create a comfortable retreat at the end of the day or space for an in-home office. Out back, the fenced yard provides plenty of space for pets, play, or entertaining, while mature trees lining the rear of the property add privacy. Located just minutes from the interstate, you'll have convenient access to Chattanooga while still enjoying the charm of Ringgold.

13. 2026-04-17
    listed $290,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to 90 Sutton Drive where space, comfort, and convenience come together. This 3-bedroom, 2-bath home sits on a large lot in a neighborhood where homes are nicely spaced out, giving you a little extra breathing room and a more relaxed setting. A covered front porch welcomes you in and offers the perfect spot to enjoy your morning coffee or unwind in the evenings. Inside, the home is designed for everyday comfortable living. The kitchen includes an eat-in dining area making it a great place to gather for meals while still feeling connected to the rest of the home. The primary bedroom is generously sized, offering plenty of room to create a comfortable retreat at the end of the day or space for an in-home office. Out back, the fenced yard provides plenty of space for pets, play, or entertaining, while mature trees lining the rear of the property add privacy. Located just minutes from the interstate, you'll have convenient access to Chattanooga while still enjoying the charm of Ringgold.

14. 2026-04-17
    historical $290,000 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to 90 Sutton Drive where space, comfort, and convenience come together. This 3-bedroom, 2-bath home sits on a large lot in a neighborhood where homes are nicely spaced out, giving you a little extra breathing room and a more relaxed setting. A covered front porch welcomes you in and offers the perfect spot to enjoy your morning coffee or unwind in the evenings. Inside, the home is designed for everyday comfortable living. The kitchen includes an eat-in dining area making it a great place to gather for meals while still feeling connected to the rest of the home. The primary bedroom is generously sized, offering plenty of room to create a comfortable retreat at the end of the day or space for an in-home office. Out back, the fenced yard provides plenty of space for pets, play, or entertaining, while mature trees lining the rear of the property add privacy. Located just minutes from the interstate, you'll have convenient access to Chattanooga while still enjoying the charm of Ringgold.

15. 2021-07-27
    soldstatus $220,000 Closed
16. 2021-07-27
    soldstatus $220,000
17. 2021-07-27
    soldstatus $220,000
18. 2021-06-28
    historical Contingent
19. 2021-06-17
    listed $220,000 Active
20. 2015-08-18
    soldstatus $134,500
21. 2015-08-14
    soldstatus $134,460
22. 2015-08-14
    soldstatus $134,460
23. 2015-08-14
    soldstatus $134,460
24. 2015-07-02
    listed $136,400
25. 2015-06-01
    listed $136,400
26. 2006-05-25
    listed $149,900

ⓘ 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: $2,343 · $195/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$49/yr (+$4/mo · 2.1%)

ⓘ 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 11% 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: $24,770
• − Mortgage interest: −$14,564
• − Property taxes: −$2,343
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$7,564
• Taxable loss: −$4,964
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $755/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

• 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

+76.8% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $265,000 GCAR
• 2026-05-05 Price Changed $275,000 GCAR
• 2026-04-30 Price Changed $285,000 GCAR
• 2026-04-17 Listed $290,000 GCAR
• 2026-04-17 Coming Soon $290,000 GCAR
• 2021-07-27 Sold (Public Records) $220,000 Public Records
• 2021-07-27 Sold (MLS) $220,000 REALTRACS as Distributed by MLS Grid
• 2021-07-27 Sold (MLS) $220,000 GCAR
• 2021-06-28 Contingent — GCAR
• 2021-06-17 Listed $220,000 GCAR
• 2015-08-18 Sold (Public Records) $134,500 Public Records
• 2015-08-14 Sold (MLS) $134,460 REALTRACS as Distributed by MLS Grid
• 2015-08-14 Sold (MLS) $134,460 RCAOR
• 2015-08-14 Sold (MLS) $134,460 GCAR
• 2015-07-02 Listed $136,400 REALTRACS as Distributed by MLS Grid
• 2015-06-01 Listed $136,400 RCAOR
• 2006-05-25 Listed $149,900 RCAOR

Property tax history

+6.2%/yr

Latest (2025): $2,343 · +1.3% YoY. Source: county tax records.