127 Tipton Dr · Ringgold, GA 30736

$110,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 54 Days on market

Built 1938 1.78 ac lot $118/sqft · 36% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cash/ASIS sale ideal for rehabbers or rental investors. Solid potential for a flip or long/shortterm rental conversion in a convenient Ringgold location. Good lot with scope for outdoor improvements and value-add renovations. Highlights: Priced for investors - ASIS, cash offers preferred Strong renovation upside - good bones to build on Versatile lot - room for landscaping, outdoor living, or expansion Great potential rental income or resale after rehab Convenient to local amenities and transport routes Bring your contractor and vision. Quick close available - contact for showings and offer instructions.

Key facts

• Landscaping
• Renovation upside
• Ringgold location

Tags

• RINGGOLD LOCATION
• OUTDOOR IMPROVEMENTS
• VALUE-ADD RENOVATIONS
• RENOVATION UPSIDE
• VERSATILE LOT
• LANDSCAPING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Carport
• Utilities: Well water; Septic tank; Cable available; Electricity available; Water available; Electric service on property
• Home design: Single-family residence (house); Resale property
• Construction: Built in 1938; Concrete construction; Composition roof; Building area 1,416 square feet
• Exterior features: Level lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms on the main level
• Flooring: Flooring: Other
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Has heating (Other); Has cooling (Other)
• Interior features: One-level living; Public-record living area of 1,416 square feet; No basement
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: 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: Ringgold Middle School (math 35% / reading 49%, grade D-, #126 of 470 statewide, top 28%, 765 students, 42% FRL); Ringgold High School (math 32% / reading 17%, grade F, #184 of 424 statewide, top 48%, 1,053 students, 34% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 353 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $761 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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. 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: 1.50% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.16%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (median comp): $259,614
• List price: $110,000
• Delta: -57.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.84% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.83×
• Total profit: $25,699
• Equity at exit: $16,401

10-year hold

• IRR: 30.3%
• Equity multiple: 4.22×
• Total profit: $99,309
• Equity at exit: $9,511

Cash invested: $30,800 (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: 353
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $579

Break-even live

Break-even rent $916

Max offer price $110,000

Occupancy floor 60%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Clara Dr Ringgold, GA	2.0	2.0	1104	$1,173	$1.06	23d	1	0.72mi
335 Chapman Rd Ringgold, GA	2.0	1.0	1062	$1,149	$1.08	13d	3	1.06mi

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 54 DOM
2. 2026-06-17
   days on market $110,000 Active 53 DOM
3. 2026-06-16
   days on market $110,000 Active 52 DOM
4. 2026-06-15
   days on market $110,000 Active 51 DOM
5. 2026-06-14
   days on market $110,000 Active 49 DOM
6. 2026-06-10
   days on market $110,000 Active 46 DOM
7. 2026-06-09
   days on market $110,000 Active 45 DOM
8. 2026-06-08
   statusdays on market $110,000 Active 44 DOM
9. 2026-06-07
   pricestatusdays on market $110,000 Price Change 43 DOM
10. 2026-06-03
    days on market $135,000 Active 39 DOM
11. 2026-06-02
    days on market $135,000 Active 38 DOM
12. 2026-06-01
    days on market $135,000 Active 37 DOM
13. 2026-05-31
    days on market $135,000 Active 36 DOM
14. 2026-05-30
    days on market $135,000 Active 35 DOM
15. 2026-04-25
    listed $135,000 New 622-char remark

    Show marketing remark (611 chars)

    Cash/ASIS sale ideal for rehabbers or rental investors. Solid potential for a flip or long/shortterm rental conversion in a convenient Ringgold location. Good lot with scope for outdoor improvements and value-add renovations. Highlights: Priced for investors - ASIS, cash offers preferred Strong renovation upside - good bones to build on Versatile lot - room for landscaping, outdoor living, or expansion Great potential rental income or resale after rehab Convenient to local amenities and transport routes Bring your contractor and vision. Quick close available - contact for showings and offer instructions.

16. 2026-04-25
    listed $135,000 Active 611-char remark

    Show marketing remark (611 chars)

    Cash/ASIS sale ideal for rehabbers or rental investors. Solid potential for a flip or long/shortterm rental conversion in a convenient Ringgold location. Good lot with scope for outdoor improvements and value-add renovations. Highlights: Priced for investors - ASIS, cash offers preferred Strong renovation upside - good bones to build on Versatile lot - room for landscaping, outdoor living, or expansion Great potential rental income or resale after rehab Convenient to local amenities and transport routes Bring your contractor and vision. Quick close available - contact for showings and offer instructions.

17. 1998-10-28
    listed $69,900

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$594/yr (+$50/mo · 142.4%)

ⓘ 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 4/10 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: $19,797
• − Mortgage interest: −$6,162
• − Property taxes: −$418
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,200
• Taxable income: $5,503
• Est. tax owed @ 24.0%: −$1,321
• After-tax cash flow: $5,632/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

• 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

+57.4% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $110,000 NEGBOR
• 2026-06-05 Price Changed $110,000 GAMLS
• 2026-04-25 Listed $135,000 NEGBOR
• 2026-04-25 Listed $135,000 GAMLS
• 1998-10-28 Listed $69,900 RCAOR

Property tax history

-1.9%/yr

Latest (2025): $418 · -1.7% YoY. Source: county tax records.