756 Bowman Rd · Ringgold, GA 30736

$249,900

3 bd · 2.0 ba · 1,568 sqft · Other · 164 Days on market

Built 2024 1.98 ac lot $159/sqft · 17% below area Est $303k · 18% under

---

Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.5/30.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your dream home at 756 Bowman Rd in Ringgold Ga! Take a drive up the concrete drive way to this stunning new farmhouse-style residence on 1.98 acres in a serene rural setting. The open floor plan features a split bedroom design for enhanced privacy and comfort. The expansive kitchen is a chef's dream, boasting new appliances, a kitchen island, breakfast bar, coffee bar, and a shelved pantry with a charming barn door. The combined living and dining area is perfect for entertaining. Relax in the spacious master suite, which includes an en-suite bathroom with a dual vanity and walk-in shower. A large laundry room adds to the convenience. Enjoy the tranquility and elegance of this exceptional property from the comfort of your front and rear decks. Don't wait and schedule your showing today

Key facts

• Split bedroom design
• Expansive kitchen
• Kitchen island

Tags

• FARMHOUSE STYLE RESIDENCE
• SPLIT BEDROOM DESIGN
• EXPANSIVE KITCHEN
• KITCHEN ISLAND
• BREAKFAST BAR
• COFFEE BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-420 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (33.8% below list).
• Recommended offer: $165k (33.8% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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: 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); 353 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 $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 164 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $250k implies a 474% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,448 (33.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.20%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $302,913
• List price: $249,900
• Delta: -17.50%
• 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: -24.7%
• Equity multiple: 0.13×
• Total profit: $-60,578
• Equity at exit: $37,261

10-year hold

• IRR: -11.9%
• Equity multiple: 0.18×
• Total profit: $-57,604
• Equity at exit: $21,607

Cash invested: $69,972 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-420

Break-even live

Break-even rent $2,186

Max offer price $189,131

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-14
   statusdays on market $249,900 Pending 164 DOM
2. 2026-06-10
   days on market $249,900 Active 162 DOM
3. 2026-06-09
   days on market $249,900 Active 161 DOM
4. 2026-06-08
   days on market $249,900 Active 160 DOM
5. 2026-06-07
   days on market $249,900 Active 159 DOM
6. 2026-06-03
   days on market $249,900 Active 155 DOM
7. 2026-06-02
   days on market $249,900 Active 154 DOM
8. 2026-06-01
   days on market $249,900 Active 153 DOM
9. 2026-05-31
   days on market $249,900 Active 152 DOM
10. 2026-05-30
    days on market $249,900 Active 151 DOM
11. 2026-05-06
    price $249,900 805-char remark

    Show marketing remark (805 chars)

    Discover your dream home at 756 Bowman Rd in Ringgold Ga! Take a drive up the concrete drive way to this stunning new farmhouse-style residence on 1.98 acres in a serene rural setting. The open floor plan features a split bedroom design for enhanced privacy and comfort. The expansive kitchen is a chef's dream, boasting new appliances, a kitchen island, breakfast bar, coffee bar, and a shelved pantry with a charming barn door. The combined living and dining area is perfect for entertaining. Relax in the spacious master suite, which includes an en-suite bathroom with a dual vanity and walk-in shower. A large laundry room adds to the convenience. Enjoy the tranquility and elegance of this exceptional property from the comfort of your front and rear decks. Don't wait and schedule your showing today

12. 2026-03-24
    price $254,900 805-char remark

    Show marketing remark (805 chars)

    Discover your dream home at 756 Bowman Rd in Ringgold Ga! Take a drive up the concrete drive way to this stunning new farmhouse-style residence on 1.98 acres in a serene rural setting. The open floor plan features a split bedroom design for enhanced privacy and comfort. The expansive kitchen is a chef's dream, boasting new appliances, a kitchen island, breakfast bar, coffee bar, and a shelved pantry with a charming barn door. The combined living and dining area is perfect for entertaining. Relax in the spacious master suite, which includes an en-suite bathroom with a dual vanity and walk-in shower. A large laundry room adds to the convenience. Enjoy the tranquility and elegance of this exceptional property from the comfort of your front and rear decks. Don't wait and schedule your showing today

13. 2026-01-27
    price $264,900 805-char remark

    Show marketing remark (805 chars)

    Discover your dream home at 756 Bowman Rd in Ringgold Ga! Take a drive up the concrete drive way to this stunning new farmhouse-style residence on 1.98 acres in a serene rural setting. The open floor plan features a split bedroom design for enhanced privacy and comfort. The expansive kitchen is a chef's dream, boasting new appliances, a kitchen island, breakfast bar, coffee bar, and a shelved pantry with a charming barn door. The combined living and dining area is perfect for entertaining. Relax in the spacious master suite, which includes an en-suite bathroom with a dual vanity and walk-in shower. A large laundry room adds to the convenience. Enjoy the tranquility and elegance of this exceptional property from the comfort of your front and rear decks. Don't wait and schedule your showing today

14. 2025-12-30
    listed $274,900 Active 805-char remark

    Show marketing remark (805 chars)

    Discover your dream home at 756 Bowman Rd in Ringgold Ga! Take a drive up the concrete drive way to this stunning new farmhouse-style residence on 1.98 acres in a serene rural setting. The open floor plan features a split bedroom design for enhanced privacy and comfort. The expansive kitchen is a chef's dream, boasting new appliances, a kitchen island, breakfast bar, coffee bar, and a shelved pantry with a charming barn door. The combined living and dining area is perfect for entertaining. Relax in the spacious master suite, which includes an en-suite bathroom with a dual vanity and walk-in shower. A large laundry room adds to the convenience. Enjoy the tranquility and elegance of this exceptional property from the comfort of your front and rear decks. Don't wait and schedule your showing today

15. 2024-05-31
    soldstatus $43,500 Closed 297-char remark

    Show marketing remark (297 chars)

    Looking to build your dream home? This 1.98 acre lot is already equipped with water and electricity and is ready for the build. Nestled among the trees, it offers easy access to I-75 yet still gives the peace and quiet of country living. What are you waiting for? Your dream home awaits. .. .. .

16. 2024-05-03
    historical Contingent 297-char remark

    Show marketing remark (297 chars)

    Looking to build your dream home? This 1.98 acre lot is already equipped with water and electricity and is ready for the build. Nestled among the trees, it offers easy access to I-75 yet still gives the peace and quiet of country living. What are you waiting for? Your dream home awaits. .. .. .

17. 2024-04-30
    listed $45,000 Active 297-char remark

    Show marketing remark (297 chars)

    Looking to build your dream home? This 1.98 acre lot is already equipped with water and electricity and is ready for the build. Nestled among the trees, it offers easy access to I-75 yet still gives the peace and quiet of country living. What are you waiting for? Your dream home awaits. .. .. .

18. 1985-07-19
    soldstatus $6,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 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: $19,854
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$7,270
• Taxable loss: −$9,589
• Est. tax savings @ 24.0%: +$2,301
• After-tax cash flow: $-2,738/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

+4065.0% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $249,900 GCAR
• 2026-03-24 Price Changed $254,900 GCAR
• 2026-01-27 Price Changed $264,900 GCAR
• 2025-12-30 Listed $274,900 GCAR
• 2024-05-31 Sold (MLS) $43,500 GCAR
• 2024-05-03 Contingent — GCAR
• 2024-04-30 Listed $45,000 GCAR
• 1985-07-19 Sold (Public Records) $6,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $377 · +41.8% YoY. Source: county tax records.