105 Elm St · Rossville, GA 30741

$138,224

3 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 183 Days on market

Built 1932 8,276 sqft lot Est $202k · 31% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• Rent growth +4.4/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home! Built in 1932, this charming property. Featuring 4 bedrooms and 1 full bath, it offers a cozy and functional layout for comfortable living. Step into the inviting living room, where a fireplace with a custom mantel creates a warm, welcoming atmosphere. Fresh new paint in the main living areas and updated cabinet doors in the kitchen add a fresh touch to the home's classic character. A new roof was installed in 2021, offering peace of mind for years to come. The front porch has been enclosed to create a practical foyer entry space, while part of the back porch has been enclosed for additional storage. One of the standout features is the rear access from the alley, providing ex

Key facts

• 8,276 sq ft lot
• Built 1932
• Listed 183 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $138k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.3% 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); 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); 425 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $956 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $37k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $138k implies a 1006% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $121,637 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $201,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Lee Ave	0.22mi	4/2.0 (+1)	1,190 (+2%)	1mo	$193,000	$162	77
713 Richmond Ave	0.38mi	3/1.0	1,209 (+3%)	3mo	$168,000	$139	74
200 W Oak St	0.30mi	3/2.0	1,254 (+7%)	4mo	$265,000	$211	67
503 Flegal Ave	0.65mi	3/1.0	1,152 (-2%)	1mo	$202,000	$175	66
3 Fox Chase St	0.45mi	3/2.0	1,080 (-8%)	3mo	$183,000	$169	59
109 W Oak St	0.29mi	2/1.0 (-1)	1,040 (-11%)	4mo	$38,000	$37	59
702 Short St	0.42mi	4/2.0 (+1)	1,116 (-5%)	6mo	$200,000	$179	58
610 Carden Ave	0.52mi	3/1.0	1,106 (-6%)	10mo	$145,000	$131	58
213 Glenn Wade Dr	0.67mi	3/2.0	1,240 (+6%)	0mo	$244,900	$198	54
605 Flegal Ave	0.55mi	4/2.0 (+1)	1,250 (+7%)	4mo	$215,000	$172	51
707 Bronson St	0.47mi	3/1.0	1,008 (-14%)	5mo	$175,000	$174	51
207 Wilson St	0.71mi	2/1.0 (-1)	1,016 (-13%)	2mo	$140,000	$138	38

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-912
• Equity at exit: $20,610

10-year hold

• IRR: 13.1%
• Equity multiple: 2.24×
• Total profit: $48,087
• Equity at exit: $11,951

Cash invested: $38,703 (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: 425
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$725
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $234

Break-even live

Break-even rent $1,124

Max offer price $138,224

Occupancy floor 79%

Sensitivity live

Price	-10% $312	-5% $273	+0% $234	+5% $195	+10% $155
Rent	-10% $122	-5% $178	+0% $234	+5% $290	+10% $346
Rate	-1.0pp $303	-0.5pp $269	base $234	+0.5pp $198	+1.0pp $161

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: $34,556
• Closing costs: $4,147
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Foster St Rossville, GA	3.0	2.0	1200	$1,599	$1.33	44d	1	0.17mi
200A E Oak St Unit B Rossville, GA	3.0	2.0	1200	$1,200	$1.00	14d	1	0.26mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	44d	1	0.32mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	14d	1	0.34mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	14d	1	0.35mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	14d	1	0.36mi
110 2nd St Rossville, GA	3.0	2.0	1168	$1,399	$1.20	14d	1	0.47mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	14d	1	0.52mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	24d	1	0.57mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	24d	1	0.63mi
361 Hogan Rd Unit C Rossville, GA	2.0	2.0	1210	$1,295	$1.07	44d	1	0.66mi
132 Hogan Rd Rossville, GA	3.0	2.0	1248	$1,975	$1.58	44d	1	0.82mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	44d	1	0.85mi
1409 E 50th St Chattanooga, TN	3.0	2.5	1350	$1,599	$1.18	14d	1	0.97mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	24d	1	0.98mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	44d	1	0.98mi
1007 Glentana St Lot 62 Rossville, GA	2.0	2.0	840	$35,995	$42.85	44d	1	1.00mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	24d	1	1.03mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	14d	1	1.05mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,295	$1.18	24d	1	1.07mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,250	$1.14	14d	1	1.07mi
706 Roberta Dr Unit D Rossville, GA	2.0	1.0	950	$1,099	$1.16	24d	1	1.13mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	14d	1	1.30mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	22d	1	1.48mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	14d	1	1.48mi

Listing history 10 events

1. 2025-10-23
   status Pending
2. 2025-08-19
   status Active
3. 2025-08-17
   status Pending
4. 2025-07-31
   price $138,224
5. 2025-07-16
   price $145,900
6. 2025-05-31
   price $153,800
7. 2025-05-15
   price $168,800
8. 2025-04-22
   price $173,800
9. 2025-04-21
   listed $175,000 Active
10. 2015-08-04
    soldstatus $12,500

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$7/yr (+$1/mo · 0.6%)

ⓘ 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: $17,035
• − Mortgage interest: −$7,743
• − Property taxes: −$1,264
• − Insurance: −$691
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,021
• Taxable income: $590
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,662/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

+1005.8% since first listed

10 events — show timeline

• 2025-10-23 Pending — GCAR
• 2025-08-19 Relisted — GCAR
• 2025-08-17 Pending — GCAR
• 2025-07-31 Price Changed $138,224 GCAR
• 2025-07-16 Price Changed $145,900 GCAR
• 2025-05-31 Price Changed $153,800 GCAR
• 2025-05-15 Price Changed $168,800 GCAR
• 2025-04-22 Price Changed $173,800 GCAR
• 2025-04-21 Listed $175,000 GCAR
• 2015-08-04 Sold (Public Records) $12,500 Public Records

Property tax history

+14.0%/yr

Latest (2025): $1,264 · +5.4% YoY. Source: county tax records.