591 W Cloud Springs Rd · Rossville, GA 30741

$99,000

2 bd · 1.0 ba · 807 sqft · SingleFamily public records · 4 Days on market

Built 1948 Fair condition 0.39 ac lot $123/sqft · 37% below area Est $158k · 37% 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +4.4/5.0
• Livability +2.8/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great price in a convenient area! 2 bed 1 bath home that needs some love but a steal for under $100k. Make this a great starter home or a great investment!

Key facts

• 0.39 acre lot
• Built 1948
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 10.6% vs local median 4.7% 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-.
• 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: Battlefield Primary (492 students, 51% FRL); Lakeview Middle School (math 24% / reading 32%, grade F, #265 of 470 statewide, top 57%, 690 students, 67% FRL); Lakeview-Fort Oglethorpe High School (math 14% / reading 22%, grade F, #258 of 424 statewide, top 62%, 1,023 students, 55% FRL) — zoned schools average 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 38% district-wide (-16 pts) — the specific schools serving this property underperform the Catoosa County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.4%/yr); 549 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 of loan paydown is wiped out by about $3k 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 + 7.4% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 1948 — 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 $99,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.24% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.46%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (median comp): $157,720
• List price: $99,000
• Delta: -37.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Mccraw St	0.08mi	2/1.0	860 (+7%)	7mo	$62,500	$73	80
254 Midway Ave	0.21mi	2/1.0	864 (+7%)	1mo	$192,400	$223	77
132 Hargrave Rd	0.15mi	2/1.0	768 (-5%)	21mo	$160,000	$208	67
77 Parkett St	0.22mi	2/1.0	782 (-3%)	22mo	$170,000	$217	66
887 Kinsey St	0.43mi	2/1.0	718 (-11%)	11mo	$57,000	$79	52
113 Hays St	0.44mi	2/1.0	851 (+6%)	23mo	$115,000	$135	51
100 Nativity Pl	0.32mi	1/1.0 (-1)	896 (+11%)	22mo	$153,000	$171	43

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: 10.8%
• Equity multiple: 1.45×
• Total profit: $12,404
• Equity at exit: $14,761

10-year hold

• IRR: 23.0%
• Equity multiple: 3.37×
• Total profit: $65,733
• Equity at exit: $8,560

Cash invested: $27,720 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $160,000 ($198/sqft)
• Median days on market: 108 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30741

• Home prices YoY: -30.7%
• Rents YoY: 7.4%
• Active inventory: 549
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$519
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $357

Break-even live

Break-even rent $774

Max offer price $99,000

Occupancy floor 66%

Sensitivity live

Price	-10% $413	-5% $385	+0% $357	+5% $329	+10% $301
Rent	-10% $260	-5% $309	+0% $357	+5% $406	+10% $454
Rate	-1.0pp $407	-0.5pp $382	base $357	+0.5pp $332	+1.0pp $305

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	93d	1	0.31mi
704 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	63d	2	0.32mi
124 Callan Dr Rossville, GA	1.0	1.0	600	$899	$1.50	73d	1	0.37mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,200	$1.53	63d	1	0.42mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,350	$1.72	93d	1	0.42mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	63d	1	0.59mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	70d	1	0.59mi
100 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	63d	1	0.69mi
108 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	73d	1	0.69mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	63d	1	0.84mi
203 Ga Ln Unit 203 , GA	2.0	2.0	995	$1,445	$1.45	63d	1	0.97mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	63d	1	1.07mi
47 Bryan Ln Rossville, GA	1.0	1.0	600	$875	$1.46	63d	1	1.17mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	73d	1	1.23mi
403 Barnhardt Cir Fort Oglethorpe, GA	2.0	1.5	1000	$1,225	$1.23	63d	2	1.25mi
1830 Fant Dr Fort Oglethorpe, GA	2.0–3.0	1.0	858	$999	$1.16	63d	2	1.31mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	73d	1	1.35mi
76 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	1050	$1,050	$1.00	73d	1	1.47mi
134 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	946	$1,050	$1.11	63d	1	1.48mi
150 S Cedar Ln Fort Oglethorpe, GA	1.0	1.0	650	$750	$1.15	93d	1	1.48mi

Property features AI

Finance

• Other: Living area reported as 807 (assessor)

Exterior

• Parking: Driveway
• Utilities: Public waterSeptic tank
• Home design: Single-family residenceResidential propertyThree or more levelsExisting construction
• Construction: Brick constructionInsulated Concrete Forms (ICFs)Shingle roof
• Exterior features: Level lotLot dimensions approximately 80 x 212Water available

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: CarpetWoodOther
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Refrigerator includedCrawl space basement

Listing history 7 events

1. 2026-08-08
   days on market $99,000 Active 4 DOM
2. 2026-08-07
   days on market $99,000 Active 3 DOM
3. 2026-08-06
   days on market $99,000 Active 2 DOM
4. 2026-08-04
   statusdays on marketlisting id $99,000 Active 1 DOM

   Show marketing remark (155 chars)

   Great price in a convenient area! 2 bed 1 bath home that needs some love but a steal for under $100k. Make this a great starter home or a great investment!

5. 2026-05-11
   listed $99,000 Active 155-char remark

   Show marketing remark (155 chars)

   Great price in a convenient area! 2 bed 1 bath home that needs some love but a steal for under $100k. Make this a great starter home or a great investment!

6. 2026-05-11
   listed $99,000 Active 155-char remark

   Show marketing remark (155 chars)

   Great price in a convenient area! 2 bed 1 bath home that needs some love but a steal for under $100k. Make this a great starter home or a great investment!

7. 2026-05-11
   listed $99,000 Active

   Show marketing remark (155 chars)

   Great price in a convenient area! 2 bed 1 bath home that needs some love but a steal for under $100k. Make this a great starter home or a great investment!

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$296/yr (+$25/mo · 48.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥105°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: $14,717
• − Mortgage interest: −$5,546
• − Property taxes: −$615
• − Insurance: −$495
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,880
• Taxable income: $2,826
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $3,608/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $20,175–$36,315 screening

This home requires moderate renovations to improve its condition and increase its value. The kitchen and bathroom need significant updates, and the exterior siding and landscaping require attention. Painting and updating the kitchen and bathroom can significantly enhance the home's resale and rental value.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Roof appears old and damaged
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Windows appear old and damaged
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Electrical panel appears old and damaged
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Plumbing fixtures appear old and damaged
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Exterior siding appears old and damaged
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — Other components appear old and damaged

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and in poor condition.
• Major Kitchen countertop — The countertop is worn and may need replacement.
• Major Kitchen floor — The floor is worn and may need replacement.
• Major Bathroom fixtures — The fixtures are outdated and may need replacement.
• Major Bathroom floor — The floor is worn and may need replacement.
• Moderate Exterior siding — The siding is in fair condition but shows signs of discoloration and minor damage.
• Major Landscaping — The landscaping is overgrown and needs trimming.

Value-add opportunities

• Resale Paint interior walls and ceiling — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale Replace kitchen cabinets — New cabinets can greatly improve the kitchen's functionality and aesthetic appeal. ↑
• Resale Replace kitchen countertop — A new countertop can enhance the kitchen's functionality and appearance. ↑
• Resale Replace kitchen floor — A new floor can significantly improve the kitchen's functionality and appearance. ↑
• Resale Replace bathroom fixtures — New fixtures can greatly improve the bathroom's functionality and aesthetic appeal. ↑
• Resale Replace bathroom floor — A new floor can significantly improve the bathroom's functionality and appearance. ↑
• Both Trim landscaping — A well-maintained yard can improve the home's curb appeal and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Battlefield Primary Middle Lakeview Middle School F GA #265/470 Nat'l #9,545/14,009 High Lakeview-Fort Oglethorpe High School F GA #258/424 Nat'l #14,759/17,239

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

D Composite livability gradescore 56/100

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

• County: Walker County · 70,112 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: 8% of renters

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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%

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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%

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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: ▼ -118.05%
• Current HPI: 267.0047
• Rent YoY: ▲ 7.44%
• Metro: Chattanooga, TN-GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Living area reported as 807 (assessor)

Exterior

• Parking: Driveway
• Utilities: Public waterSeptic tank
• Home design: Single-family residenceResidential propertyThree or more levelsExisting construction
• Construction: Brick constructionInsulated Concrete Forms (ICFs)Shingle roof
• Exterior features: Level lotLot dimensions approximately 80 x 212Water available

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: CarpetWoodOther
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Refrigerator includedCrawl space basement

Price history

+0.0% since first listed

10 events — show timeline

• 2026-08-04 Relisted — RCAOR
• 2026-08-04 Relisted — GCAR
• 2026-08-04 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-08-04 Listed $99,000 REALTRACS as Distributed by MLS Grid
• 2026-05-21 Pending — GCAR
• 2026-05-21 Pending — RCAOR
• 2026-05-21 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-11 Listed $99,000 GCAR
• 2026-05-11 Listed $99,000 RCAOR
• 2026-05-11 Listed $99,000 REALTRACS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $615 · -0.3% YoY. Source: county tax records.