20 Ridge St · Ringgold, GA 30736

$227,000

3 bd · 1.5 ba · 1,310 sqft · SingleFamily public records · 94 Days on market

Built 1950 10,018 sqft lot $173/sqft · at area comps Est $233k · at est.

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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 +19.0/30.0
• ARV discount +8.6/15.0
• DSCR +6.0/10.0
• Rent growth +4.2/5.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

;; Charming City Living in the Heart of Ringgold! Experience the perfect blend of convenience and comfort with this beautiful 3-bedroom, 2-bathroom home located right in the heart of Ringgold. If you've been looking for a home that offers both a peaceful neighborhood feel and a walkable lifestyle, this is the one! ✨ Highlights of the Home: Ideal Layout: A functional and spacious 3BR/2BA floor plan that's perfect for families, first-time buyers, or those looking to downsize without sacrificing quality. Enjoy a mix of classic hardwood and durable vinyl flooring throughout—no carpet here! A sizeable front yard provides plenty of room for gardening, play, or simply enjoying the view of one of Georgia's most historic towns. Prime Location: Leave the car in the driveway! You are just a short stroll away from downtown Ringgold's local boutiques, favorite eateries, and community events. Whether you're enjoying your morning coffee on the porch or taking a sunset walk to Creekside Park, this home puts you exactly where you want to be. Don't wait—homes in this location go fast! Schedule your private tour today.

Key facts

• 0.23 acre lot
• Built 1950
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (8.8% below list).
• Recommended offer: $207k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: schools C-, amenities C-, commute F.
• 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.
• Market conditions: Rents rising fast (+6.8%/yr); 362 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k 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 94 days — a 9% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $227k implies a 305% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,570 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.91% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (median comp): $232,819
• List price: $227,000
• Delta: -2.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
384 Guyler St	0.04mi	3/2.0	1,452 (+11%)	6mo	$203,000	$140	74
48 Cedar St	0.08mi	4/2.0 (+1)	1,444 (+10%)	4mo	$230,000	$159	69
244 Gladstone Dr	0.35mi	3/2.0	1,389 (+6%)	6mo	$283,000	$204	66
208 Gladstone Dr	0.31mi	3/2.0	1,447 (+10%)	1mo	$269,000	$186	66
289 Gladstone Dr	0.39mi	3/2.0	1,432 (+9%)	1mo	$290,000	$203	64
74 Cove Rd	0.48mi	3/2.5	1,214 (-7%)	2mo	$260,000	$214	60
414 Cleveland St	0.32mi	3/2.0	1,277 (-2%)	23mo	$240,000	$188	60
603 Sparks St	0.23mi	3/2.0	1,215 (-7%)	20mo	$255,000	$210	59
62 Bluff View Dr	0.34mi	3/2.0	1,448 (+10%)	14mo	$299,995	$207	53
500 Bluff View Dr	0.55mi	3/2.0	1,502 (+15%)	20mo	$299,900	$200	32

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-13,468
• Equity at exit: $33,846

10-year hold

• IRR: 7.9%
• Equity multiple: 1.70×
• Total profit: $44,291
• Equity at exit: $19,627

Cash invested: $63,560 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $237

Break-even live

Break-even rent $1,770

Max offer price $227,000

Occupancy floor 84%

Sensitivity live

Price	-10% $365	-5% $301	+0% $237	+5% $173	+10% $108
Rent	-10% $73	-5% $155	+0% $237	+5% $319	+10% $400
Rate	-1.0pp $351	-0.5pp $295	base $237	+0.5pp $178	+1.0pp $118

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Bluff View Dr Ringgold, GA	3.0	2.0	1300	$2,475	$1.90	45d	1	0.37mi
40 Cottage DR Ringgold, GA	2.0–3.0	2.0–3.0	1244	$2,310	$1.86	15d	39	0.48mi
5207 Evitt St Ringgold, GA	4.0	2.0	1812	$1,953	$1.08	45d	1	0.63mi
335 Chapman Rd Ringgold, GA	2.0	1.0	1062	$1,149	$1.08	15d	3	0.70mi
13 Arrowhead Ln Ringgold, GA	2.0	1.5	1000	$1,250	$1.25	15d	1	1.08mi

Listing history 9 events

1. 2026-05-04
   status Pending 1139-char remark

   Show marketing remark (1139 chars)

   ;; Charming City Living in the Heart of Ringgold! Experience the perfect blend of convenience and comfort with this beautiful 3-bedroom, 2-bathroom home located right in the heart of Ringgold. If you've been looking for a home that offers both a peaceful neighborhood feel and a walkable lifestyle, this is the one! ✨ Highlights of the Home: Ideal Layout: A functional and spacious 3BR/2BA floor plan that's perfect for families, first-time buyers, or those looking to downsize without sacrificing quality. Enjoy a mix of classic hardwood and durable vinyl flooring throughout—no carpet here! A sizeable front yard provides plenty of room for gardening, play, or simply enjoying the view of one of Georgia's most historic towns. Prime Location: Leave the car in the driveway! You are just a short stroll away from downtown Ringgold's local boutiques, favorite eateries, and community events. Whether you're enjoying your morning coffee on the porch or taking a sunset walk to Creekside Park, this home puts you exactly where you want to be. Don't wait—homes in this location go fast! Schedule your private tour today.

2. 2026-04-17
   price $227,000 1139-char remark

   Show marketing remark (1139 chars)

   ;; Charming City Living in the Heart of Ringgold! Experience the perfect blend of convenience and comfort with this beautiful 3-bedroom, 2-bathroom home located right in the heart of Ringgold. If you've been looking for a home that offers both a peaceful neighborhood feel and a walkable lifestyle, this is the one! ✨ Highlights of the Home: Ideal Layout: A functional and spacious 3BR/2BA floor plan that's perfect for families, first-time buyers, or those looking to downsize without sacrificing quality. Enjoy a mix of classic hardwood and durable vinyl flooring throughout—no carpet here! A sizeable front yard provides plenty of room for gardening, play, or simply enjoying the view of one of Georgia's most historic towns. Prime Location: Leave the car in the driveway! You are just a short stroll away from downtown Ringgold's local boutiques, favorite eateries, and community events. Whether you're enjoying your morning coffee on the porch or taking a sunset walk to Creekside Park, this home puts you exactly where you want to be. Don't wait—homes in this location go fast! Schedule your private tour today.

3. 2026-03-23
   price $229,000 1139-char remark

   Show marketing remark (1139 chars)

   ;; Charming City Living in the Heart of Ringgold! Experience the perfect blend of convenience and comfort with this beautiful 3-bedroom, 2-bathroom home located right in the heart of Ringgold. If you've been looking for a home that offers both a peaceful neighborhood feel and a walkable lifestyle, this is the one! ✨ Highlights of the Home: Ideal Layout: A functional and spacious 3BR/2BA floor plan that's perfect for families, first-time buyers, or those looking to downsize without sacrificing quality. Enjoy a mix of classic hardwood and durable vinyl flooring throughout—no carpet here! A sizeable front yard provides plenty of room for gardening, play, or simply enjoying the view of one of Georgia's most historic towns. Prime Location: Leave the car in the driveway! You are just a short stroll away from downtown Ringgold's local boutiques, favorite eateries, and community events. Whether you're enjoying your morning coffee on the porch or taking a sunset walk to Creekside Park, this home puts you exactly where you want to be. Don't wait—homes in this location go fast! Schedule your private tour today.

4. 2026-03-12
   price $239,000 1139-char remark

   Show marketing remark (1139 chars)

   ;; Charming City Living in the Heart of Ringgold! Experience the perfect blend of convenience and comfort with this beautiful 3-bedroom, 2-bathroom home located right in the heart of Ringgold. If you've been looking for a home that offers both a peaceful neighborhood feel and a walkable lifestyle, this is the one! ✨ Highlights of the Home: Ideal Layout: A functional and spacious 3BR/2BA floor plan that's perfect for families, first-time buyers, or those looking to downsize without sacrificing quality. Enjoy a mix of classic hardwood and durable vinyl flooring throughout—no carpet here! A sizeable front yard provides plenty of room for gardening, play, or simply enjoying the view of one of Georgia's most historic towns. Prime Location: Leave the car in the driveway! You are just a short stroll away from downtown Ringgold's local boutiques, favorite eateries, and community events. Whether you're enjoying your morning coffee on the porch or taking a sunset walk to Creekside Park, this home puts you exactly where you want to be. Don't wait—homes in this location go fast! Schedule your private tour today.

5. 2026-03-02
   price $245,000 1139-char remark

   Show marketing remark (1139 chars)

   ;; Charming City Living in the Heart of Ringgold! Experience the perfect blend of convenience and comfort with this beautiful 3-bedroom, 2-bathroom home located right in the heart of Ringgold. If you've been looking for a home that offers both a peaceful neighborhood feel and a walkable lifestyle, this is the one! ✨ Highlights of the Home: Ideal Layout: A functional and spacious 3BR/2BA floor plan that's perfect for families, first-time buyers, or those looking to downsize without sacrificing quality. Enjoy a mix of classic hardwood and durable vinyl flooring throughout—no carpet here! A sizeable front yard provides plenty of room for gardening, play, or simply enjoying the view of one of Georgia's most historic towns. Prime Location: Leave the car in the driveway! You are just a short stroll away from downtown Ringgold's local boutiques, favorite eateries, and community events. Whether you're enjoying your morning coffee on the porch or taking a sunset walk to Creekside Park, this home puts you exactly where you want to be. Don't wait—homes in this location go fast! Schedule your private tour today.

6. 2026-02-05
   price $249,900 1139-char remark

   Show marketing remark (1139 chars)

   ;; Charming City Living in the Heart of Ringgold! Experience the perfect blend of convenience and comfort with this beautiful 3-bedroom, 2-bathroom home located right in the heart of Ringgold. If you've been looking for a home that offers both a peaceful neighborhood feel and a walkable lifestyle, this is the one! ✨ Highlights of the Home: Ideal Layout: A functional and spacious 3BR/2BA floor plan that's perfect for families, first-time buyers, or those looking to downsize without sacrificing quality. Enjoy a mix of classic hardwood and durable vinyl flooring throughout—no carpet here! A sizeable front yard provides plenty of room for gardening, play, or simply enjoying the view of one of Georgia's most historic towns. Prime Location: Leave the car in the driveway! You are just a short stroll away from downtown Ringgold's local boutiques, favorite eateries, and community events. Whether you're enjoying your morning coffee on the porch or taking a sunset walk to Creekside Park, this home puts you exactly where you want to be. Don't wait—homes in this location go fast! Schedule your private tour today.

7. 2026-01-28
   listed $259,900 Active 1139-char remark

   Show marketing remark (1139 chars)

   ;; Charming City Living in the Heart of Ringgold! Experience the perfect blend of convenience and comfort with this beautiful 3-bedroom, 2-bathroom home located right in the heart of Ringgold. If you've been looking for a home that offers both a peaceful neighborhood feel and a walkable lifestyle, this is the one! ✨ Highlights of the Home: Ideal Layout: A functional and spacious 3BR/2BA floor plan that's perfect for families, first-time buyers, or those looking to downsize without sacrificing quality. Enjoy a mix of classic hardwood and durable vinyl flooring throughout—no carpet here! A sizeable front yard provides plenty of room for gardening, play, or simply enjoying the view of one of Georgia's most historic towns. Prime Location: Leave the car in the driveway! You are just a short stroll away from downtown Ringgold's local boutiques, favorite eateries, and community events. Whether you're enjoying your morning coffee on the porch or taking a sunset walk to Creekside Park, this home puts you exactly where you want to be. Don't wait—homes in this location go fast! Schedule your private tour today.

8. 2011-09-01
   soldstatus $56,100
9. 2003-09-23
   soldstatus $50,000

ⓘ 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: $1,364 · $114/mo
• Projected year-2 tax: $2,088 · $174/mo
• Expected delta: +$725/yr (+$60/mo · 53.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥104°F today · 22 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: $24,842
• − Mortgage interest: −$12,716
• − Property taxes: −$1,364
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$6,604
• Taxable loss: −$950
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $3,070/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

• Census place: Ringgold, GA
• 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

+354.0% since first listed

9 events — show timeline

• 2026-05-04 Pending — GCAR
• 2026-04-17 Price Changed $227,000 GCAR
• 2026-03-23 Price Changed $229,000 GCAR
• 2026-03-12 Price Changed $239,000 GCAR
• 2026-03-02 Price Changed $245,000 GCAR
• 2026-02-05 Price Changed $249,900 GCAR
• 2026-01-28 Listed $259,900 GCAR
• 2011-09-01 Sold (Public Records) $56,100 Public Records
• 2003-09-23 Sold (Public Records) $50,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,364 · +20.4% YoY. Source: county tax records.