111 Pine Hill Dr · Fort Oglethorpe, GA 30741

$45,000

3 bd · 1.0 ba · 760 sqft · SingleFamily public records · 39 Days on market

Built 1950

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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 +4.4/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

REDUCED FROM 60K - ADDED 2 SMALL TWIN BEDROOM& apos; S W/ CLOSET& apos; S, 1 HAS CEILING FAN - REMODELED THROUGHOUT - FLOORING, KITCHEN W/ APPLIANCE& apos; S, LARGE FULL BATHROOM W/ NEW HANDICAP HEIGHT COMMODE, AND NEW EXHAUST FAN / HEATER - 4 WALL / WINDOW AC& apos; S 3 W/ HEAT. - ENCLOSED FRONT PORCH W/ CEILING FAN - NEW WINDOW& apos; S/DOOR& apos; S - 4 CEILING FAN& apos; S WITH LIGHT& apos; S -- ADDED WALK IN CLOSET - LOT& apos; S OF BUILT IN STORAGE - LAUNDRY ROOM W/ SOAK TUB - BACK DOOR HANDICAP RAMP - ADDED HUGE STORAGE BUILDING THAT COULD BE EASILY CONVERTED INTO A STUDIO APT. W/ ALL UTILITIES CLOSE BT - REALTOR& apos; S ESTIMATE 80

Key facts

• Added walk in closet
• On school bus lines
• Remodeled throughout

Tags

• REMODELED THROUGHOUT
• ENCLOSED FRONT PORCH
• ADDED WALK IN CLOSET
• LAUNDRY ROOM WITH SOAK TUB
• ADDED HUGE STORAGE BUILDING
• ON SCHOOL BUS LINES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.1% 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: amenities F, 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: Battlefield Primary (492 students, 51% FRL); Lakeview Middle School (math 24% / reading 32%, grade F, #265 of 470 statewide, top 57%, 690 students, 67% FRL); Lakeview-Fort Oglethorpe High School (math 14% / reading 22%, grade F, #258 of 424 statewide, top 62%, 1,023 students, 55% FRL) — zoned schools average 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 38% district-wide (-16 pts) — the specific schools serving this property underperform the Catoosa County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.4%/yr); 430 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.98% ✓
• Cap rate: 27.11%
• Cash-on-cash: 74.33%
• DSCR: 4.31
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $102,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
887 Kinsey St	0.10mi	2/1.0 (-1)	718 (-6%)	10mo	$57,000	$79	73
132 Hargrave Rd	0.22mi	2/1.0 (-1)	768 (+1%)	20mo	$160,000	$208	67
133 Mccraw St	0.38mi	2/1.0 (-1)	860 (+13%)	5mo	$62,500	$73	51
77 Parkett St	0.56mi	2/1.0 (-1)	782 (+3%)	20mo	$170,000	$217	47
113 Hays St	0.30mi	2/1.0 (-1)	851 (+12%)	22mo	$115,000	$135	43

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 · 7.44% rent growth · sell at horizon

5-year hold

• IRR: 79.0%
• Equity multiple: 4.86×
• Total profit: $48,679
• Equity at exit: $6,710

10-year hold

• IRR: 83.6%
• Equity multiple: 11.68×
• Total profit: $134,557
• Equity at exit: $3,891

Cash invested: $12,600 (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: 430
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$236
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $780

Break-even live

Break-even rent $353

Max offer price $45,000

Occupancy floor 37%

Sensitivity live

Price	-10% $806	-5% $793	+0% $780	+5% $768	+10% $755
Rent	-10% $675	-5% $728	+0% $780	+5% $833	+10% $886
Rate	-1.0pp $803	-0.5pp $792	base $780	+0.5pp $769	+1.0pp $757

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	45d	1	0.36mi
704 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	15d	2	0.38mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,200	$1.53	15d	1	0.76mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,350	$1.72	45d	1	0.76mi
108 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	25d	1	0.77mi
100 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	15d	1	0.77mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	15d	1	0.89mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	22d	1	0.89mi
403 Barnhardt Cir Fort Oglethorpe, GA	2.0	1.5	1000	$1,225	$1.23	15d	2	0.91mi
203 Ga Ln Unit 203 , GA	2.0	2.0	995	$1,445	$1.45	15d	1	0.99mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	15d	1	1.03mi
1830 Fant Dr Fort Oglethorpe, GA	2.0–3.0	1.0	858	$1,099	$1.28	15d	2	1.22mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	15d	1	1.36mi
76 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	1050	$1,050	$1.00	25d	1	1.43mi
134 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	946	$1,050	$1.11	15d	1	1.45mi
132 S Cedar Ln Fort Oglethorpe, GA	2.0	1.5	946	$1,100	$1.16	45d	1	1.45mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	25d	1	1.48mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	25d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $45,000 Active 39 DOM
2. 2026-06-18
   days on market $45,000 Active 36 DOM
3. 2026-06-17
   days on market $45,000 Active 35 DOM
4. 2026-06-16
   days on market $45,000 Active 34 DOM
5. 2026-06-15
   days on market $45,000 Active 33 DOM
6. 2026-06-14
   days on market $45,000 Active 31 DOM
7. 2026-06-10
   days on market $45,000 Active 28 DOM
8. 2026-06-09
   days on market $45,000 Active 27 DOM
9. 2026-06-08
   days on market $45,000 Active 26 DOM
10. 2026-06-07
    days on market $45,000 Active 25 DOM
11. 2026-06-03
    days on market $45,000 Active 21 DOM
12. 2026-06-02
    days on market $45,000 Active 20 DOM
13. 2026-06-01
    days on market $45,000 Active 19 DOM
14. 2026-05-31
    days on market $45,000 Active 18 DOM
15. 2026-05-30
    days on market $45,000 Active 17 DOM
16. 2026-05-14
    listed $45,000 Active 1465-char remark

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $414 · $34/mo
• Expected delta: +$121/yr (+$10/mo · 41.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 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: $16,096
• − Mortgage interest: −$2,521
• − Property taxes: −$293
• − Insurance: −$225
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$1,309
• Taxable income: $9,173
• Est. tax owed @ 24.0%: −$2,201
• After-tax cash flow: $7,164/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

• 2026-05-14 Listed $45,000 FSBO.com

Property tax history

+5.6%/yr

Latest (2025): $293 · -4.1% YoY. Source: county tax records.