509 W Gordon Ave · Rossville, GA 30741

$95,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 192 Days on market

Built 1930 4,791 sqft lot $121/sqft · 38% below area Est $154k · 38% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

🏚️ Investor Special - Prime Live/Work Opportunity in Historic Rossville, GA! 🏡 This is your chance to own a property bursting with potential in the heart of Rossville's revitalization—just a stone's throw from the highly anticipated Peerless Mills redevelopment and minutes from Downtown Chattanooga. The ultimate in live/work, this home already has the zoning to allow for you to host your new business idea and still give you a place to call home. Situated in a growing corridor of North Georgia's economic and cultural revival, this property is ideal for visionary investors, small business owners, or creative entrepreneurs looking to plant roots in a walkable, historic district. ✔️ Ne

Key facts

• 4,791 sq ft lot
• Built 1930
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: schools F, amenities F, commute F.
• 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.
• Market conditions: Rents rising fast (+7.4%/yr); 425 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.23% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 6.8

CMA / ARV

• ARV (median comp): $153,961
• List price: $95,000
• Delta: -38.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 W Gordon Ave	0.05mi	2/1.0	841 (+7%)	12mo	$165,000	$196	76
1611 E 50th St	0.29mi	2/1.0	784 (0%)	19mo	$104,000	$133	71
2806 E 46th St	0.58mi	1/1.0 (-1)	798 (+2%)	3mo	$50,000	$63	62
801 Lee Ave	0.56mi	2/1.0	856 (+9%)	2mo	$160,000	$187	57
803 Lee Ave	0.57mi	2/1.5	815 (+4%)	11mo	$149,000	$183	56
215 Spruce St	0.63mi	2/1.0	776 (-1%)	17mo	$77,000	$99	55
106 Beech St	0.49mi	2/1.0	848 (+8%)	11mo	$45,000	$53	54
602 Carden Ave	0.33mi	2/1.0	880 (+12%)	16mo	$193,000	$219	51
807 Richmond Ave	0.71mi	2/1.0	720 (-8%)	9mo	$147,000	$204	46
824 Henderson Ave	0.68mi	2/1.0	750 (-4%)	20mo	$155,000	$207	44

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: 8.5%
• Equity multiple: 1.35×
• Total profit: $9,298
• Equity at exit: $14,165

10-year hold

• IRR: 21.1%
• Equity multiple: 3.16×
• Total profit: $57,455
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$498
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $302

Break-even live

Break-even rent $791

Max offer price $95,000

Occupancy floor 69%

Sensitivity live

Price	-10% $356	-5% $329	+0% $302	+5% $275	+10% $248
Rent	-10% $209	-5% $255	+0% $302	+5% $348	+10% $394
Rate	-1.0pp $350	-0.5pp $326	base $302	+0.5pp $277	+1.0pp $252

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	44d	1	0.02mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	24d	1	0.22mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	44d	1	0.53mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	14d	1	0.59mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	14d	1	0.66mi
1007 Glentana St Lot 62 Rossville, GA	2.0	2.0	840	$35,995	$42.85	44d	1	0.75mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	24d	1	1.01mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	14d	1	1.07mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	24d	1	1.16mi
5200 Fagan St Chattanooga, TN	3.0	1.0	816	$1,350	$1.65	24d	1	1.18mi
2904 E 37th St Chattanooga, TN	1.0	1.0	800	$850	$1.06	24d	1	1.26mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	14d	1	1.34mi
5238 Dorsey St Unit A Chattanooga, TN	2.0	1.0	839	$950	$1.13	24d	1	1.35mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	44d	1	1.36mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	24d	1	1.36mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	14d	1	1.42mi
4129 Quinn Adams St Unit 2 Chattanooga, TN	2.0	1.0	856	$1,050	$1.23	24d	1	1.44mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	14d	1	1.48mi
5505 Central Ave Chattanooga, TN	3.0	2.0	1050	$1,725	$1.64	21d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $95,000 Active 192 DOM
2. 2026-06-17
   days on market $95,000 Active 191 DOM
3. 2026-06-16
   days on market $95,000 Active 190 DOM
4. 2026-06-15
   days on market $95,000 Active 189 DOM
5. 2026-06-14
   days on market $95,000 Active 187 DOM
6. 2026-06-13
   days on market $95,000 Active 186 DOM
7. 2026-06-10
   days on market $95,000 Active 184 DOM
8. 2026-06-09
   days on market $95,000 Active 183 DOM
9. 2026-06-08
   days on market $95,000 Active 182 DOM
10. 2026-06-07
    days on market $95,000 Active 181 DOM
11. 2026-06-05
    days on market $95,000 Active 178 DOM
12. 2026-06-03
    days on market $95,000 Active 177 DOM
13. 2026-06-02
    days on market $95,000 Active 176 DOM
14. 2026-06-01
    days on market $95,000 Active 175 DOM
15. 2026-05-31
    days on market $95,000 Active 174 DOM
16. 2026-05-30
    days on market $95,000 Active 173 DOM
17. 2025-12-08
    listed $95,000 Active
18. 2025-12-07
    historical
19. 2025-12-07
    listed $100,000
20. 2023-12-29
    soldstatus $75,000
21. 2022-11-04
    soldstatus $45,000 Closed
22. 2022-11-04
    soldstatus $45,000
23. 2022-10-28
    soldstatus $45,000
24. 2022-09-30
    status Pending
25. 2022-07-15
    listed $69,000 Active
26. 2018-10-26
    soldstatus $35,000

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$630/yr (+$52/mo · 257.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 21 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: $14,072
• − Mortgage interest: −$5,321
• − Property taxes: −$244
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,764
• Taxable income: $2,218
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $3,089/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

+171.4% since first listed

10 events — show timeline

• 2025-12-08 Listed $95,000 GCAR
• 2025-12-07 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-07 Listed $100,000 REALTRACS as Distributed by MLS Grid
• 2023-12-29 Sold (Public Records) $75,000 Public Records
• 2022-11-04 Sold (MLS) $45,000 REALTRACS as Distributed by MLS Grid
• 2022-11-04 Sold (MLS) $45,000 GCAR
• 2022-10-28 Sold (Public Records) $45,000 Public Records
• 2022-09-30 Pending — GCAR
• 2022-07-15 Listed $69,000 GCAR
• 2018-10-26 Sold (Public Records) $35,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $244 · -54.8% YoY. Source: county tax records.