1313 E Sherry Dr · Rossville, GA 30741

$170,000

4 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 108 Days on market

Built 1960 0.25 ac lot $92/sqft · 22% below area Est $217k · 22% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.4/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement - Now $180,000. Motivated seller--sold as-is. 4BR/2BA, 1,848 sq ft one-level home with solid bones and strong value-add potential. New HVAC system less than one year old. Property requires repairs, including roof replacement and cosmetic updates. Detached approx. 720 sq ft garage/workshop also needs work. Ideal for investors or renovation-minded buyers seeking upside opportunity. Seller is unable to make repairs and has priced accordingly. Schedule your showing today. Buyer to verify all information deemed important. Information deemed reliable but not guaranteed.

Key facts

• 0.25 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.4% 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); 430 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• At $2,275/mo this rent would consume 46% of the median local household income ($59k/yr) (locally 834% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $170k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.34% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.01%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (median comp): $217,105
• List price: $170,000
• Delta: -21.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Cherokee Trl	0.39mi	4/2.0	1,700 (-8%)	8mo	$235,000	$138	62
1206 Logan Ave	0.67mi	4/2.0	1,600 (-13%)	1mo	$198,000	$124	46
732 Salem Rd	0.70mi	3/3.0 (-1)	2,038 (+10%)	6mo	$289,900	$142	36
1522 Happy Valley Rd	0.53mi	4/2.0	1,624 (-12%)	23mo	$113,000	$70	36

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: 13.1%
• Equity multiple: 1.55×
• Total profit: $26,056
• Equity at exit: $25,348

10-year hold

• IRR: 25.1%
• Equity multiple: 3.64×
• Total profit: $125,804
• Equity at exit: $14,698

Cash invested: $47,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$160 /mo · $1,922/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $675

Break-even live

Break-even rent $1,421

Max offer price $170,000

Occupancy floor 65%

Sensitivity live

Price	-10% $771	-5% $723	+0% $675	+5% $627	+10% $579
Rent	-10% $495	-5% $585	+0% $675	+5% $765	+10% $855
Rate	-1.0pp $760	-0.5pp $718	base $675	+0.5pp $631	+1.0pp $586

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Carroll Ln Rossville, GA	4.0	2.5	1656	$1,599	$0.97	44d	1	0.88mi
10 Draught St Rossville, GA	3.0–5.0	2.0–3.0	2055	$3,764	$1.83	14d	1	1.04mi
1409 E 50th St Chattanooga, TN	3.0	2.5	1350	$1,599	$1.18	14d	1	1.24mi

Listing history 16 events

1. 2026-05-18
   status Pending 588-char remark

   Show marketing remark (588 chars)

   Price Improvement - Now $180,000. Motivated seller--sold as-is. 4BR/2BA, 1,848 sq ft one-level home with solid bones and strong value-add potential. New HVAC system less than one year old. Property requires repairs, including roof replacement and cosmetic updates. Detached approx. 720 sq ft garage/workshop also needs work. Ideal for investors or renovation-minded buyers seeking upside opportunity. Seller is unable to make repairs and has priced accordingly. Schedule your showing today. Buyer to verify all information deemed important. Information deemed reliable but not guaranteed.

2. 2026-04-17
   price $170,000 588-char remark

   Show marketing remark (588 chars)

   Price Improvement - Now $180,000. Motivated seller--sold as-is. 4BR/2BA, 1,848 sq ft one-level home with solid bones and strong value-add potential. New HVAC system less than one year old. Property requires repairs, including roof replacement and cosmetic updates. Detached approx. 720 sq ft garage/workshop also needs work. Ideal for investors or renovation-minded buyers seeking upside opportunity. Seller is unable to make repairs and has priced accordingly. Schedule your showing today. Buyer to verify all information deemed important. Information deemed reliable but not guaranteed.

3. 2026-03-26
   historical
4. 2026-03-02
   price $180,000 588-char remark

   Show marketing remark (588 chars)

   Price Improvement - Now $180,000. Motivated seller--sold as-is. 4BR/2BA, 1,848 sq ft one-level home with solid bones and strong value-add potential. New HVAC system less than one year old. Property requires repairs, including roof replacement and cosmetic updates. Detached approx. 720 sq ft garage/workshop also needs work. Ideal for investors or renovation-minded buyers seeking upside opportunity. Seller is unable to make repairs and has priced accordingly. Schedule your showing today. Buyer to verify all information deemed important. Information deemed reliable but not guaranteed.

5. 2026-01-29
   listed $190,000 Active 588-char remark

   Show marketing remark (588 chars)

   Price Improvement - Now $180,000. Motivated seller--sold as-is. 4BR/2BA, 1,848 sq ft one-level home with solid bones and strong value-add potential. New HVAC system less than one year old. Property requires repairs, including roof replacement and cosmetic updates. Detached approx. 720 sq ft garage/workshop also needs work. Ideal for investors or renovation-minded buyers seeking upside opportunity. Seller is unable to make repairs and has priced accordingly. Schedule your showing today. Buyer to verify all information deemed important. Information deemed reliable but not guaranteed.

6. 2026-01-29
   listed $190,000 New

   Show marketing remark (588 chars)

   Price Improvement - Now $180,000. Motivated seller--sold as-is. 4BR/2BA, 1,848 sq ft one-level home with solid bones and strong value-add potential. New HVAC system less than one year old. Property requires repairs, including roof replacement and cosmetic updates. Detached approx. 720 sq ft garage/workshop also needs work. Ideal for investors or renovation-minded buyers seeking upside opportunity. Seller is unable to make repairs and has priced accordingly. Schedule your showing today. Buyer to verify all information deemed important. Information deemed reliable but not guaranteed.

7. 2020-01-16
   soldstatus $99,900
8. 2020-01-10
   soldstatus $99,900 Closed
9. 2020-01-10
   soldstatus $99,900
10. 2019-11-21
    historical Contingent
11. 2019-09-02
    listed $99,900 Active
12. 2019-08-30
    listed $99,900
13. 2019-07-17
    price $100,000
14. 2015-06-24
    soldstatus $25,299
15. 2015-06-19
    soldstatus $25,299
16. 2014-07-14
    listed $34,900

ⓘ 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: $1,922 · $160/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $27,301
• − Mortgage interest: −$9,523
• − Property taxes: −$1,922
• − Insurance: −$850
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$4,945
• Taxable income: $5,693
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $6,732/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

• 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

+387.1% since first listed

16 events — show timeline

• 2026-05-18 Pending — GCAR
• 2026-04-17 Price Changed $170,000 GCAR
• 2026-03-26 Listing Removed — GAMLS
• 2026-03-02 Price Changed $180,000 GCAR
• 2026-01-29 Listed $190,000 GAMLS
• 2026-01-29 Listed $190,000 GCAR
• 2020-01-16 Sold (Public Records) $99,900 Public Records
• 2020-01-10 Sold (MLS) $99,900 RCAOR
• 2020-01-10 Sold (MLS) $99,900 GCAR
• 2019-11-21 Contingent — GCAR
• 2019-09-02 Listed $99,900 GCAR
• 2019-08-30 Listed $99,900 RCAOR
• 2019-07-17 Price Changed $100,000 GCAR
• 2015-06-24 Sold (MLS) $25,299 GAMLS
• 2015-06-19 Sold (MLS) $25,299 GCAR
• 2014-07-14 Listed $34,900 RCAOR

Property tax history

+6.0%/yr

Latest (2025): $1,922 · -2.8% YoY. Source: county tax records.