461 French St · Fort Oglethorpe, GA 30741

$25,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 29 Days on market

Built 1976

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

DOUBLEWIDE 24 x 60 WITH LAND, NO LOT FEES. HANDICAP RAMP, SMALL STORAGE BUILDING, NEW MAIN WATER LINE, 2 LARGE HOT WATER HEATER& apos; S, 2 FULL SIZE BATHROOM& apos; S, 2 LAUNDRY ROOM& apos; S, 2 WALK IN CLOSET& apos; S, 3 PORCHES, SEPTIC TANK AND FIELD LINES, FENCED IN ON 2 LONG SIDES, HUGE LOADED PECAN TREE, 3 CAROLINA PEAR TREE& apos; S, AND OTHER SHRUBS. EPB FIBER, AND XFINITY FIBER IN AREA, NORTH GA. ELECTRIC, TN. AMERICAN WATER, LOW CATOOSA COUNTY PRO[ERTY TAXES. 2 MIN. TO FORT OGLETHORPE, GA. ONLY 15 MIN. TO CHATTANOOGA, TN. , OR 2 INTERSTATE& apos; S.

Key facts

• New main water line
• Laundry rooms
• Full size bathrooms

Tags

• HANDICAP RAMP
• SMALL STORAGE BUILDING
• NEW MAIN WATER LINE
• LARGE HOT WATER HEATERS
• FULL SIZE BATHROOMS
• LAUNDRY ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 54.3% vs local median 3.4% in Fort Oglethorpe — 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 67/100 on livability (#166 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, 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 (+7.4%/yr); 425 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $173 of loan paydown is wiped out by about $750 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 + 7.4% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 5.82% ✓
• Cap rate: 54.26%
• Cash-on-cash: 171.29%
• DSCR: 8.62
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.44% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.48×
• Total profit: $66,393
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 25.34×
• Total profit: $170,361
• Equity at exit: $2,162

Cash invested: $7,000 (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 30741

• Home prices YoY: -30.7%
• Rents YoY: 7.4%
• Active inventory: 425
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$131
• Tax from tax record: −$9 /mo · $114/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $999

Break-even live

Break-even rent $191

Max offer price $25,000

Occupancy floor 26%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	43d	1	0.28mi
704 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	14d	2	0.30mi
1945 Barrett Dr Fort Oglethorpe, GA	4.0	2.0	1847	$2,025	$1.10	23d	1	0.47mi
1945 Barrett Dr Fort Oglethorpe, GA	4.0	2.0	1847	$2,025	$1.10	43d	1	0.47mi
15 Greenway Dr Fort Oglethorpe, GA	2.0	1.5	1150	$1,149	$1.00	43d	2	0.56mi
108 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	23d	1	0.70mi
100 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	14d	1	0.70mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	14d	1	0.84mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	21d	1	0.84mi
10 Mary Ln Rossville, GA	3.0	1.5	1400	$1,700	$1.21	23d	1	0.85mi
203 Ga Ln Unit 203 , GA	2.0	2.0	995	$1,445	$1.45	14d	1	0.93mi
403 Barnhardt Cir Fort Oglethorpe, GA	2.0	1.5	1000	$1,225	$1.23	14d	2	0.98mi
810 Schmitt Rd Rossville, GA	2.0	1.5	1147	$850	$0.74	43d	1	1.14mi
1830 Fant Dr Fort Oglethorpe, GA	2.0–3.0	1.0	858	$1,099	$1.28	14d	2	1.19mi
1252 Cloud Springs Ln Fort Oglethorpe, GA	3.0–4.0	2.0	1228	$1,357	$1.11	43d	6	1.25mi
1252 Cloud Springs Ln Fort Oglethorpe, GA	3.0–4.0	2.0	1228	$1,336	$1.09	14d	9	1.25mi
10 Morgan Cir Fort Oglethorpe, GA	3.0	1.5	1152	$1,800	$1.56	14d	1	1.29mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	14d	1	1.32mi
361 Hogan Rd Unit C Rossville, GA	2.0	2.0	1210	$1,295	$1.07	43d	1	1.35mi
80 Savannah Way Unit 38 Amelia Fort Oglethorpe, GA	2.0	1.5	1302	$1,300	$1.00	23d	1	1.37mi
76 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	1050	$1,050	$1.00	23d	1	1.39mi
134 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	946	$1,050	$1.11	14d	1	1.40mi
132 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	946	$1,100	$1.16	43d	1	1.41mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	23d	1	1.45mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	23d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $25,000 Active 29 DOM
2. 2026-06-17
   days on market $25,000 Active 28 DOM
3. 2026-06-16
   days on market $25,000 Active 27 DOM
4. 2026-06-15
   days on market $25,000 Active 26 DOM
5. 2026-06-14
   days on market $25,000 Active 24 DOM
6. 2026-06-10
   days on market $25,000 Active 21 DOM
7. 2026-06-09
   days on market $25,000 Active 20 DOM
8. 2026-06-08
   days on market $25,000 Active 19 DOM
9. 2026-06-07
   days on market $25,000 Active 18 DOM
10. 2026-06-03
    days on market $25,000 Active 14 DOM
11. 2026-06-02
    days on market $25,000 Active 13 DOM
12. 2026-06-01
    days on market $25,000 Active 12 DOM
13. 2026-05-31
    days on market $25,000 Active 11 DOM
14. 2026-05-30
    days on market $25,000 Active 10 DOM
15. 2026-05-21
    listed $25,000 Active

ⓘ 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: $114 · $9/mo
• Projected year-2 tax: $230 · $19/mo
• Expected delta: +$116/yr (+$10/mo · 101.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $17,472
• − Mortgage interest: −$1,400
• − Property taxes: −$114
• − Insurance: −$125
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$727
• Taxable income: $12,310
• Est. tax owed @ 24.0%: −$2,954
• After-tax cash flow: $9,036/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 — Fort Oglethorpe

• Score: 67/100
• State rank: #166
• US rank: #10498

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D- Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 48,831 people
• City population: 7,745
• Metro: Chattanooga, TN-GA
• Population (ZIP): 30,041
• Household income: $58,834
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 834.0

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 (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -118.05%
• Current HPI: 267.0047
• Rent YoY: ▲ 7.44%
• 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

1 event — show timeline

• 2026-05-21 Listed $25,000 FSBO.com

Property tax history

-1.3%/yr

Latest (2025): $114 · -4.2% YoY. Source: county tax records.