508 Pineywood Dr · Ringgold, GA 30736

$100,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 107 Days on market

Built 1987 Fair condition 0.74 ac lot $130/sqft · 48% below area Est $196k · 49% under ↓ 8% since listing

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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 +8.2/10.0
• Schools +4.5/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

By appointment only. Buyer to verify all information.

Key facts

• 0.74 acre lot
• Built 1987
• Listed 106 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.6% 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: amenities C-, 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: Woodstation Elementary School (math 42% / reading 47%, grade F, #336 of 1,228 statewide, top 29%, 400 students, 42% FRL); Heritage Middle School (math 44% / reading 52%, grade C-, #80 of 470 statewide, top 17%, 882 students, 31% FRL); Heritage High School (math 38% / reading 45%, grade F, #52 of 424 statewide, top 12%, 1,242 students, 23% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 527 active listings in the ZIP; 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 $691 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 + 6.8% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.32% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.61%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

• ARV (median comp): $196,204
• List price: $100,000
• Delta: -49.03%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Peardon Ln	2.01mi	2/1.0	896 (+17%)	42mo	$159,500	$178	20
3676 Mount Pisgah Rd	1.24mi	2/2.0	960 (+25%)	45mo	$181,000	$189	16

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: 15.5%
• Equity multiple: 1.65×
• Total profit: $18,195
• Equity at exit: $14,910

10-year hold

• IRR: 26.6%
• Equity multiple: 3.74×
• Total profit: $76,713
• Equity at exit: $8,646

Cash invested: $28,000 (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: 527
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$19 /mo · $225/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $458

Break-even live

Break-even rent $740

Max offer price $100,000

Occupancy floor 60%

Sensitivity live

Price	-10% $514	-5% $486	+0% $458	+5% $429	+10% $401
Rent	-10% $353	-5% $406	+0% $458	+5% $510	+10% $562
Rate	-1.0pp $508	-0.5pp $483	base $458	+0.5pp $432	+1.0pp $405

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Tax annual amount listed

Exterior

• Parking: DrivewayOff-street parking
• Utilities: Public waterSeptic tankElectricity connectedPhone availableWater connected
• Home design: Single-family residenceOne levelFixer condition
• Construction: Wood sidingShingle roofSlab foundationBuilt on a 0.74-acre lot (approximately 138 x 235)
• Exterior features: DeckCovered porch

Interior

• Kitchen: OvenFree-standing electric ovenElectric rangeElectric oven
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: CarpetHardwoodVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heaterWindow air conditioning unit(s)
• Interior features: Walk-in closet(s)Wood window framesUnfinished basement
• Laundry & utility: Washer hookupElectric dryer hookupInside laundry closet on the main level

Listing history 50 events

1. 2026-09-23
   days on market $100,000 Active 107 DOM
2. 2026-09-22
   days on market $100,000 Active 106 DOM
3. 2026-09-21
   days on market $100,000 Active 105 DOM
4. 2026-09-20
   days on market $100,000 Active 104 DOM
5. 2026-09-19
   days on market $100,000 Active 103 DOM
6. 2026-09-18
   days on market $100,000 Active 102 DOM
7. 2026-09-17
   days on market $100,000 Active 101 DOM
8. 2026-09-16
   days on market $100,000 Active 100 DOM
9. 2026-09-15
   days on market $100,000 Active 99 DOM
10. 2026-09-14
    days on market $100,000 Active 98 DOM
11. 2026-09-13
    days on market $100,000 Active 97 DOM
12. 2026-09-12
    days on market $100,000 Active 96 DOM
13. 2026-09-11
    days on market $100,000 Active 95 DOM
14. 2026-09-05
    days on market $100,000 Active 89 DOM
15. 2026-09-04
    days on market $100,000 Active 88 DOM
16. 2026-09-03
    days on market $100,000 Active 87 DOM
17. 2026-08-31
    days on market $100,000 Active 84 DOM
18. 2026-08-30
    days on market $100,000 Active 83 DOM
19. 2026-08-29
    days on market $100,000 Active 82 DOM
20. 2026-08-28
    days on market $100,000 Active 81 DOM
21. 2026-08-27
    days on market $100,000 Active 80 DOM
22. 2026-08-26
    days on market $100,000 Active 79 DOM
23. 2026-08-25
    days on market $100,000 Active 78 DOM
24. 2026-08-24
    days on market $100,000 Active 77 DOM
25. 2026-08-23
    days on market $100,000 Active 76 DOM
26. 2026-08-22
    days on market $100,000 Active 75 DOM
27. 2026-08-21
    days on market $100,000 Active 74 DOM
28. 2026-08-20
    days on market $100,000 Active 73 DOM
29. 2026-08-19
    days on market $100,000 Active 72 DOM
30. 2026-08-18
    days on market $100,000 Active 71 DOM
31. 2026-08-17
    days on market $100,000 Active 70 DOM
32. 2026-08-16
    days on market $100,000 Active 69 DOM
33. 2026-08-15
    days on market $100,000 Active 68 DOM
34. 2026-08-14
    days on market $100,000 Active 67 DOM
35. 2026-08-13
    days on market $100,000 Active 66 DOM
36. 2026-08-12
    days on market $100,000 Active 65 DOM
37. 2026-08-11
    days on market $100,000 Active 64 DOM
38. 2026-08-10
    days on market $100,000 Active 63 DOM
39. 2026-08-09
    days on market $100,000 Active 62 DOM
40. 2026-08-08
    days on market $100,000 Active 61 DOM
41. 2026-08-07
    days on market $100,000 Active 60 DOM
42. 2026-08-06
    days on market $100,000 Active 59 DOM
43. 2026-08-05
    days on market $100,000 Active 58 DOM
44. 2026-08-04
    days on market $100,000 Active 57 DOM
45. 2026-08-03
    pricedays on market $100,000 Active 56 DOM
46. 2026-07-31
    days on market $105,000 Active 53 DOM
47. 2026-07-30
    days on market $105,000 Active 52 DOM
48. 2026-07-29
    days on market $105,000 Active 51 DOM
49. 2026-07-27
    days on market $105,000 Active 49 DOM
50. 2026-07-25
    days on market $105,000 Active 47 DOM

ⓘ 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: $225 · $19/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$695/yr (+$58/mo · 309.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,835
• − Mortgage interest: −$5,602
• − Property taxes: −$225
• − Insurance: −$500
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,909
• Taxable income: $4,066
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $4,516/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $19,200–$34,560 screening

The property requires moderate repairs to the roof and exterior siding, along with routine maintenance to the landscaping. Painting and trimming the yard can significantly improve its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Repairs flagged

• Major roof — Aged roof with potential for leaks
• Moderate exterior siding — Siding shows wear and tear
• Minor landscaping — Overgrown and needs trimming

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and value ↑
• Both trim landscaping — A well-maintained yard enhances curb appeal and property 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 45/100

Zoned Schools

Elementary Woodstation Elementary School F GA #336/1,228 Nat'l #16,061/41,679 Middle Heritage Middle School C- GA #80/470 Nat'l #3,953/14,009 High Heritage High School F GA #52/424 Nat'l #7,907/17,239

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

B Composite livability gradescore 76/100

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

• County: Catoosa County · 70,112 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: 10% 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 (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%

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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: ▼ -70.42%
• Current HPI: 251.8824
• Rent YoY: ▲ 6.84%
• 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

• Financial info: Tax annual amount listed

Exterior

• Parking: DrivewayOff-street parking
• Utilities: Public waterSeptic tankElectricity connectedPhone availableWater connected
• Home design: Single-family residenceOne levelFixer condition
• Construction: Wood sidingShingle roofSlab foundationBuilt on a 0.74-acre lot (approximately 138 x 235)
• Exterior features: DeckCovered porch

Interior

• Kitchen: OvenFree-standing electric ovenElectric rangeElectric oven
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: CarpetHardwoodVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heaterWindow air conditioning unit(s)
• Interior features: Walk-in closet(s)Wood window framesUnfinished basement
• Laundry & utility: Washer hookupElectric dryer hookupInside laundry closet on the main level

Price history

-8.3% since first listed

3 events — show timeline

• 2026-06-26 Price Changed $110,000 GCAR
• 2026-06-18 Price Changed $115,000 GCAR
• 2026-06-08 Listed $120,000 GCAR

Property tax history

-7.9%/yr

Latest (2022): $225 · -0.3% YoY. Source: county tax records.