591 W Cloud Springs Rd · Fort Oglethorpe, GA 30741

$99,000

2 bd · 1.0 ba · 807 sqft · SingleFamily public records · 10 Days on market

Built 1948 0.39 ac lot $123/sqft · 33% below area Est $147k · 33% 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 +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 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 10 days

Property features AI

Exterior

• Parking: Detached parking; Driveway
• Utilities: Public water; Septic tank sewer; Water available
• Home design: Single-family residence; Residential property; Three or more levels; Entry status: Existing
• Construction: Brick and other construction materials; Asbestos shingle roof; Crawl space / no basement
• Exterior features: Lot approx. 0.39 acres (80 x 212); Water available

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Wood; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator included; Carpet, wood, and other flooring

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $291 ($3k/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 3.4% in Fort Oglethorpe — 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 67/100 on livability (#166 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; 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-Fort Oglethorpe High School (math 14% / reading 22%, grade F, #258 of 424 statewide, top 62%, 1,023 students, 55% FRL).
• Zoned-school proficiency averages 18% at this address vs 38% district-wide (-20 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); 430 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: flood insurance adds $66/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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): $147,309
• List price: $99,000
• Delta: -32.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Mccraw St	0.08mi	2/1.0	860 (+7%)	5mo	$62,500	$73	81
132 Hargrave Rd	0.15mi	2/1.0	768 (-5%)	20mo	$160,000	$208	68
77 Parkett St	0.22mi	2/1.0	782 (-3%)	20mo	$170,000	$217	68
887 Kinsey St	0.43mi	2/1.0	718 (-11%)	10mo	$57,000	$79	53
113 Hays St	0.44mi	2/1.0	851 (+6%)	22mo	$115,000	$135	52
100 Nativity Pl	0.32mi	1/1.0 (-1)	896 (+11%)	21mo	$153,000	$171	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: 7.2%
• Equity multiple: 1.30×
• Total profit: $8,212
• Equity at exit: $14,761

10-year hold

• IRR: 20.1%
• Equity multiple: 3.05×
• Total profit: $56,798
• 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 →

ZIP-level market 30741

• Home prices YoY: -30.7%
• Rents YoY: 7.4%
• Active inventory: 430
• 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
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $291

Break-even live

Break-even rent $858

Max offer price $99,000

Occupancy floor 71%

Sensitivity live

Price	-10% $347	-5% $319	+0% $291	+5% $263	+10% $235
Rent	-10% $194	-5% $242	+0% $291	+5% $339	+10% $388
Rate	-1.0pp $341	-0.5pp $316	base $291	+0.5pp $265	+1.0pp $239

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
• 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	45d	1	0.31mi
704 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	15d	2	0.32mi
124 Callan Dr Rossville, GA	1.0	1.0	600	$899	$1.50	24d	1	0.37mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,350	$1.72	45d	1	0.42mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,200	$1.53	15d	1	0.42mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	15d	1	0.59mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	22d	1	0.59mi
100 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	15d	1	0.69mi
108 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	24d	1	0.69mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	15d	1	0.84mi
203 Ga Ln Unit 203 , GA	2.0	2.0	995	$1,445	$1.45	15d	1	0.97mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	15d	1	1.07mi
47 Bryan Ln Rossville, GA	1.0	1.0	600	$875	$1.46	15d	1	1.17mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	24d	1	1.23mi
403 Barnhardt Cir Fort Oglethorpe, GA	2.0	1.5	1000	$1,225	$1.23	15d	2	1.25mi
1830 Fant Dr Fort Oglethorpe, GA	2.0–3.0	1.0	858	$999	$1.16	15d	2	1.31mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	24d	1	1.35mi
76 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	1050	$1,050	$1.00	24d	1	1.47mi
134 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	946	$1,050	$1.11	15d	1	1.48mi
150 S Cedar Ln Fort Oglethorpe, GA	1.0	1.0	650	$750	$1.15	45d	1	1.48mi

Listing history 3 events

1. 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!

2. 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!

3. 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 8/10 Severe FEMA zone X (unshaded) · 99% 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: −$1,292
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,880
• Taxable income: $2,029
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $3,002/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 — Fort Oglethorpe

• Score: 67/100
• State rank: #166
• US rank: #10498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 48,831 people
• City population: 29,236
• 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 (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 (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 · 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

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

+0.0% since first listed

6 events — show timeline

• 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.