127 Tipton Dr · Ringgold, GA 30736

$110,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 151 Days on market

Built 1938 Fair condition 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.2/5.0
• 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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: Ringgold Primary School (552 students, 47% FRL); 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 41% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 527 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($97k) 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.98%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

• ARV (median comp): $261,007
• List price: $110,000
• Delta: -57.86%
• 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
27 Berry Cir	0.21mi	3/2.0	1,080 (+15%)	6mo	$245,000	$227	56
294 Hickory Dr	0.35mi	2/2.0 (-1)	1,104 (+18%)	8mo	$225,000	$204	43
136 Anderson Rd	1.04mi	3/1.5	972 (+4%)	17mo	$250,000	$257	43
365 Roach Hollow Rd	0.95mi	3/2.0	1,040 (+11%)	12mo	$200,000	$192	32
268 Roach Hollow Rd	0.91mi	3/2.0	1,120 (+20%)	20mo	$212,000	$189	19
4398 Highway 41	0.85mi	2/1.0 (-1)	1,064 (+14%)	23mo	$90,000	$85	18

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: 10.2%
• Equity multiple: 1.42×
• Total profit: $13,011
• Equity at exit: $16,401

10-year hold

• IRR: 22.2%
• Equity multiple: 3.24×
• Total profit: $68,958
• 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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $198,560 ($188/sqft)
• Median days on market: 9 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +48.3% above current asking $/sqft

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

ZIP-level market 30736

• Home prices YoY: -21.9%
• Rents YoY: 6.8%
• Active inventory: 527
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,416 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: −$297
• Net cashflow: $395

Break-even live

Break-even rent $916

Max offer price $110,000

Occupancy floor 67%

Sensitivity live

Price	-10% $457	-5% $426	+0% $395	+5% $364	+10% $333
Rent	-10% $283	-5% $339	+0% $395	+5% $451	+10% $507
Rate	-1.0pp $450	-0.5pp $423	base $395	+0.5pp $366	+1.0pp $337

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Clara Dr Ringgold, GA	2.0	2.0	1104	$1,173	$1.06	119d	1	0.72mi
335 Chapman Rd Ringgold, GA	2.0	1.0	1062	$1,099	$1.03	0d	2	1.06mi
11 Alice Ln Unit 11 Ringgold, GA	2.0	1.5	1000	$1,025	$1.02	6d	1	1.12mi

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Carport
• Utilities: Well waterSeptic tankCable availableElectricity availableWater availableElectric service on property
• Home design: Single-family residence (house)Resale property
• Construction: Built in 1938Concrete constructionComposition roofBuilding 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 livingPublic-record living area of 1,416 square feetNo basement
• Laundry & utility: Laundry features: Other

Listing history 50 events

1. 2026-09-23
   days on market $110,000 Active 151 DOM
2. 2026-09-22
   days on market $110,000 Active 150 DOM
3. 2026-09-21
   days on market $110,000 Active 149 DOM
4. 2026-09-20
   days on market $110,000 Active 148 DOM
5. 2026-09-19
   days on market $110,000 Active 147 DOM
6. 2026-09-18
   days on market $110,000 Active 146 DOM
7. 2026-09-17
   days on market $110,000 Active 145 DOM
8. 2026-09-16
   days on market $110,000 Active 144 DOM
9. 2026-09-15
   days on market $110,000 Active 143 DOM
10. 2026-09-14
    days on market $110,000 Active 142 DOM
11. 2026-09-13
    days on market $110,000 Active 141 DOM
12. 2026-09-12
    days on market $110,000 Active 140 DOM
13. 2026-09-11
    days on market $110,000 Active 139 DOM
14. 2026-09-05
    days on market $110,000 Active 133 DOM
15. 2026-09-04
    days on market $110,000 Active 132 DOM
16. 2026-09-03
    days on market $110,000 Active 131 DOM
17. 2026-08-31
    days on market $110,000 Active 128 DOM
18. 2026-08-30
    days on market $110,000 Active 127 DOM
19. 2026-08-29
    days on market $110,000 Active 126 DOM
20. 2026-08-28
    days on market $110,000 Active 125 DOM
21. 2026-08-27
    days on market $110,000 Active 124 DOM
22. 2026-08-26
    days on market $110,000 Active 123 DOM
23. 2026-08-25
    days on market $110,000 Active 122 DOM
24. 2026-08-24
    days on market $110,000 Active 121 DOM
25. 2026-08-23
    days on market $110,000 Active 120 DOM
26. 2026-08-22
    days on market $110,000 Active 119 DOM
27. 2026-08-21
    days on market $110,000 Active 118 DOM
28. 2026-08-20
    days on market $110,000 Active 117 DOM
29. 2026-08-19
    days on market $110,000 Active 116 DOM
30. 2026-08-18
    days on market $110,000 Active 115 DOM
31. 2026-08-17
    days on market $110,000 Active 114 DOM
32. 2026-08-16
    days on market $110,000 Active 113 DOM
33. 2026-08-15
    days on market $110,000 Active 112 DOM
34. 2026-08-14
    days on market $110,000 Active 111 DOM
35. 2026-08-13
    days on market $110,000 Active 110 DOM
36. 2026-08-12
    days on market $110,000 Active 109 DOM
37. 2026-08-11
    days on market $110,000 Active 108 DOM
38. 2026-08-10
    days on market $110,000 Active 107 DOM
39. 2026-08-09
    days on market $110,000 Active 106 DOM
40. 2026-08-08
    days on market $110,000 Active 105 DOM
41. 2026-08-07
    days on market $110,000 Active 104 DOM
42. 2026-08-06
    days on market $110,000 Active 103 DOM
43. 2026-08-05
    days on market $110,000 Active 102 DOM
44. 2026-08-04
    days on market $110,000 Active 101 DOM
45. 2026-08-03
    days on market $110,000 Active 100 DOM
46. 2026-07-31
    days on market $110,000 Active 97 DOM
47. 2026-07-30
    days on market $110,000 Active 96 DOM
48. 2026-07-29
    days on market $110,000 Active 95 DOM
49. 2026-07-27
    days on market $110,000 Active 93 DOM
50. 2026-07-25
    days on market $110,000 Active 91 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: $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: $16,996
• − Mortgage interest: −$6,162
• − Property taxes: −$418
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,200
• Taxable income: $3,150
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,983/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 $23,400–$42,120 screening

This property requires moderate renovations, including repairs to plumbing and cabinets, and improvements to the exterior and landscaping to increase its value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be missing or damaged, indicating a major issue that needs immediate attention.
• Major Windows (windows) — The windows are broken and need to be replaced, indicating a major issue that needs immediate attention.
• Major Electrical (electrical) — The electrical panel appears to be damaged and needs to be replaced, indicating a major issue that needs immediate attention.
• Major Plumbing (plumbing) — The plumbing appears to be damaged and needs to be replaced, indicating a major issue that needs immediate attention.
• Major Exterior (exterior) — The exterior of the house appears to be in poor condition, with peeling paint and damaged siding, indicating a major issue that needs immediate attention.

Repairs flagged

• Major Exposed plumbing in kitchen and bath — Needs immediate repair to prevent water damage
• Major Missing cabinets and countertops in kitchen — Needs replacement to improve functionality
• Major Exposed plumbing in bath — Needs immediate repair to prevent water damage
• Moderate Peeling paint on exterior and interior walls — Needs repainting to improve appearance
• Moderate Overgrown vegetation and unkempt appearance — Needs landscaping and yard work to improve curb appeal

Value-add opportunities

• Both Painting the exterior and interior walls — Improves appearance and can increase both resale and rental value ↑
• Both Landscaping and yard work — Enhances curb appeal and can increase both resale and rental 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 36/100

Zoned Schools

Elementary Ringgold Elementary School F GA #380/1,228 Nat'l #17,861/41,679 Middle Ringgold Middle School D- GA #126/470 Nat'l #5,398/14,009 High Ringgold High School F GA #184/424 Nat'l #12,478/17,239

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

• HOA & community: No homeowners association

Exterior

• Parking: Carport
• Utilities: Well waterSeptic tankCable availableElectricity availableWater availableElectric service on property
• Home design: Single-family residence (house)Resale property
• Construction: Built in 1938Concrete constructionComposition roofBuilding 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 livingPublic-record living area of 1,416 square feetNo basement
• Laundry & utility: Laundry features: Other

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.