114 Wilson St · Rossville, GA 30741

$131,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 69 Days on market

Built 1920 5,227 sqft lot $146/sqft · 11% below area Est $147k · 11% under ↓ 10% since listing

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Why this score? — see what drove the C 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 +21.4/30.0
• ARV discount +12.4/15.0
• DSCR +6.8/10.0
• Rent growth +4.4/5.0
• 1% rule +4.3/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential in this charming 2-bedroom, 1-bath home with 896 square feet of living space! Featuring a kitchen with generous cabinetry full of character and a primary suite with built-in shelving, this home offers a great starting point to make your own. Enjoy the convenience of alley access and a wide gate for easy backyard parking. Situated in a growing area just minutes from the popular new eateries along McFarland Ave, this is an exciting opportunity you won't want to miss!

Key facts

• Alley access
• Wide gate
• Generous cabinetry

Tags

• GENEROUS CABINETRY
• BUILT-IN SHELVING
• ALLEY ACCESS
• WIDE GATE
• BACKYARD PARKING
• GROWING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $131k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (7.1% below list).
• Recommended offer: $122k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 5.3% in Rossville — 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 56/100 on livability (#484 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: schools F, amenities F, commute F.
• Walker County (rural): math 25% / reading 29% proficiency, ranked #114 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.4%/yr); 425 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $906 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Walker County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $37k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,682 (7.1% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.93% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (median comp): $147,009
• List price: $131,000
• Delta: -10.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Beech St	0.19mi	2/1.0	848 (-5%)	11mo	$45,000	$53	73
207 Wilson St	0.06mi	2/1.0	1,016 (+13%)	2mo	$140,000	$138	73
801 Lee Ave	0.60mi	2/1.0	856 (-4%)	2mo	$160,000	$187	63
712 Henderson Ave	0.65mi	2/1.0	928 (+4%)	2mo	$135,000	$145	62
1204 Wooden Ave	0.72mi	2/1.0	925 (+3%)	5mo	$85,000	$92	57
707 Bronson St	0.33mi	3/1.0 (+1)	1,008 (+12%)	5mo	$175,000	$174	55
102 Mt View Dr	0.56mi	2/1.0	817 (-9%)	9mo	$90,000	$110	52
129 Summitt St	0.63mi	2/1.5	960 (+7%)	9mo	$175,000	$182	49
1502 E 49th St	0.48mi	3/1.0 (+1)	980 (+9%)	10mo	$129,000	$132	49
2806 E 46th St	0.57mi	1/1.0 (-1)	798 (-11%)	3mo	$50,000	$63	48
505 Carden Ave	0.55mi	3/1.0 (+1)	980 (+9%)	9mo	$157,000	$160	46
803 Lee Ave	0.61mi	2/1.5	815 (-9%)	11mo	$149,000	$183	45

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: -2.2%
• Equity multiple: 0.91×
• Total profit: $-3,202
• Equity at exit: $19,533

10-year hold

• IRR: 11.3%
• Equity multiple: 2.05×
• Total profit: $38,468
• Equity at exit: $11,326

Cash invested: $36,680 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$687
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $195

Break-even live

Break-even rent $970

Max offer price $131,000

Occupancy floor 79%

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: $32,750
• Closing costs: $3,930
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	23d	1	0.50mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	43d	1	0.52mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	43d	1	0.57mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	23d	1	0.59mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	23d	1	0.66mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	13d	1	0.69mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	13d	1	0.75mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	13d	1	0.93mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	13d	1	1.01mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	13d	1	1.05mi
1007 Glentana St Lot 62 Rossville, GA	2.0	2.0	840	$35,995	$42.85	43d	1	1.16mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	13d	1	1.21mi
2904 E 37th St Chattanooga, TN	1.0	1.0	800	$850	$1.06	23d	1	1.23mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	21d	1	1.31mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	13d	1	1.31mi
124 Callan Dr Rossville, GA	1.0	1.0	600	$899	$1.50	23d	1	1.47mi
3380 Shadowlawn Dr Unit 2 Chattanooga, TN	2.0	2.0	629	$1,323	$2.10	13d	1	1.48mi
3392 Shadowlawn Dr Unit A East Ridge, TN	1.0	1.0	800	$1,003	$1.25	13d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $131,000 Active 69 DOM
2. 2026-06-17
   days on market $131,000 Active 68 DOM
3. 2026-06-16
   days on market $131,000 Active 67 DOM
4. 2026-06-15
   days on market $131,000 Active 66 DOM
5. 2026-06-14
   days on market $131,000 Active 64 DOM
6. 2026-06-13
   days on market $131,000 Active 63 DOM
7. 2026-06-10
   days on market $131,000 Active 61 DOM
8. 2026-06-09
   days on market $131,000 Active 60 DOM
9. 2026-06-08
   days on market $131,000 Active 59 DOM
10. 2026-06-07
    days on market $131,000 Active 58 DOM
11. 2026-06-05
    days on market $131,000 Active 55 DOM
12. 2026-06-03
    days on market $131,000 Active 54 DOM
13. 2026-06-02
    days on market $131,000 Active 53 DOM
14. 2026-06-01
    days on market $131,000 Active 52 DOM
15. 2026-05-31
    days on market $131,000 Active 51 DOM
16. 2026-05-30
    days on market $131,000 Active 50 DOM
17. 2026-05-09
    price $131,000 490-char remark

    Show marketing remark (490 chars)

    Unlock the potential in this charming 2-bedroom, 1-bath home with 896 square feet of living space! Featuring a kitchen with generous cabinetry full of character and a primary suite with built-in shelving, this home offers a great starting point to make your own. Enjoy the convenience of alley access and a wide gate for easy backyard parking. Situated in a growing area just minutes from the popular new eateries along McFarland Ave, this is an exciting opportunity you won't want to miss!

18. 2026-04-25
    price $135,000 490-char remark

    Show marketing remark (490 chars)

    Unlock the potential in this charming 2-bedroom, 1-bath home with 896 square feet of living space! Featuring a kitchen with generous cabinetry full of character and a primary suite with built-in shelving, this home offers a great starting point to make your own. Enjoy the convenience of alley access and a wide gate for easy backyard parking. Situated in a growing area just minutes from the popular new eateries along McFarland Ave, this is an exciting opportunity you won't want to miss!

19. 2026-04-11
    listed $145,000 Active 490-char remark

    Show marketing remark (490 chars)

    Unlock the potential in this charming 2-bedroom, 1-bath home with 896 square feet of living space! Featuring a kitchen with generous cabinetry full of character and a primary suite with built-in shelving, this home offers a great starting point to make your own. Enjoy the convenience of alley access and a wide gate for easy backyard parking. Situated in a growing area just minutes from the popular new eateries along McFarland Ave, this is an exciting opportunity you won't want to miss!

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $1,205 · $100/mo
• Expected delta: +$907/yr (+$76/mo · 304.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $14,602
• − Mortgage interest: −$7,338
• − Property taxes: −$298
• − Insurance: −$655
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,811
• Taxable income: $164
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $2,300/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: Walker County
• NCES district ID: 1305370
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $39,889
• Composite: 22.74/100
• National rank: #8035
• State rank: #114 of 174 in GA

Livability — Rossville

• Score: 56/100
• State rank: #484
• US rank: #22540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rossville, GA
• County: Walker County · 48,831 people
• City population: 30,041
• 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 (Walker County) Hauer SSP2

• Today (2025): 66,050 people
• By 2030: 64,305 · -2.6%
• By 2040: 60,127 · -9.0%
• By 2050: 55,551 · -15.9%
• By 2075: 44,886 · -32.0%
• By 2100: 34,015 · -48.5%

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 · Walker

• 2024 margin: Solid R (+59.3) · D 20.1% · R 79.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -46.8pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+59.3 2016: R+61.5 2012: R+50.2 2008: R+46.8

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

-9.7% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $131,000 GCAR
• 2026-04-25 Price Changed $135,000 GCAR
• 2026-04-11 Listed $145,000 GCAR

Property tax history

-2.6%/yr

Latest (2025): $298 · -5.2% YoY. Source: county tax records.