618 Carden Ave · Rossville, GA 30741

$175,575

3 bd · 1.0 ba · 803 sqft · SingleFamily public records · 10 Days on market

Built 1947 8,712 sqft lot $219/sqft · 65% above area Est $186k · 6% under

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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 +13.9/30.0
• ARV discount +10.0/15.0
• Rent growth +4.4/5.0
• DSCR +4.2/10.0
• Livability +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL-MAINTAINED 2BR / 2BA Home with Great Additions, Level Corner Lot & Sunroom Welcome to this charming, older home that has been exceptionally well cared for and thoughtfully updated with multiple new structural additions, including an extra room upstairs. (This room was previously used as an extra bedroom for a teenage daughter. ) Ideally located in a convenient area, this home sits on a level corner lot and offers comfortable living spaces filled with natural light throughout. Property Features are: 2 Bedrooms, 2 Bathrooms, Large Living Room with a classic brick fireplace, (non-working, but could be easily made into an electric or gas insert) perfect for cozy evenings, Abundant windows throughout the home for excellent natural light, Large, glassed-in Sunroom--a great place to relax, read, or enjoy year-round comfort. The En-Suite Primary Bedroom is a true retreat, offering: Separate sitting room (great for a lounge, reading area, or home office), Double closets for added storage, Large Primary Bathroom featuring: Separate shower, separate vanity for convenience and function. Garage / Storage: You'll also appreciate the additional convenience of a separate single-car garage with a garage door with opener. This space is larger than typical, offering room for storage and/or tools, lawn equipment, and more. Enjoy the benefits of a level corner lot--a nice setting for outdoor enjoyment, easy access, and flexibility for landscaping or gatherings. Schedule your showing today to experience this move-in-ready home with character, care, and thoughtful updates.

Key facts

• Separate vanity
• Double closets
• Glassed-in sunroom

Tags

• LEVEL CORNER LOT
• GLASSED-IN SUNROOM
• SEPARATE SITTING ROOM
• DOUBLE CLOSETS
• SEPARATE SHOWER
• SEPARATE VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $-48 ($-574/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (23.9% below list).
• Recommended offer: $134k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Rossville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Rossville Elementary School (math 22% / reading 17%, grade F, #878 of 1,228 statewide, top 75%, 416 students, 91% FRL); Rossville Middle School (math 13% / reading 25%, grade F, #368 of 470 statewide, top 79%, 444 students, 81% FRL); Ridgeland High School (math 23% / reading 19%, grade F, #225 of 424 statewide, top 54%, 1,244 students, 70% FRL) — zoned schools average 81% FRL vs 61% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.4%/yr); 430 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,682 (23.9% 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. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (median comp): $185,911
• List price: $175,575
• Delta: -5.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Lee Ave	0.15mi	2/1.0 (-1)	856 (+7%)	2mo	$160,000	$187	75
803 Lee Ave	0.16mi	2/1.5 (-1)	815 (+2%)	11mo	$149,000	$183	74
215 Spruce St	0.22mi	2/1.0 (-1)	776 (-3%)	17mo	$77,000	$99	65
602 Carden Ave	0.09mi	2/1.0 (-1)	880 (+10%)	16mo	$193,000	$219	62
519 W Gordon Ave	0.41mi	2/1.0 (-1)	841 (+5%)	12mo	$165,000	$196	58
1200 Henderson Ave	0.42mi	2/1.0 (-1)	816 (+2%)	18mo	$169,900	$208	58
106 Beech St	0.41mi	2/1.0 (-1)	848 (+6%)	11mo	$45,000	$53	57
102 Mt View Dr	0.61mi	2/1.0 (-1)	817 (+2%)	9mo	$90,000	$110	56
807 Richmond Ave	0.46mi	2/1.0 (-1)	720 (-10%)	9mo	$147,000	$204	49
1200 Foster St	0.57mi	2/1.0 (-1)	840 (+5%)	15mo	$142,900	$170	48
1611 E 50th St	0.64mi	2/1.0 (-1)	784 (-2%)	19mo	$104,000	$133	45
111 Elm St	0.50mi	2/1.0 (-1)	694 (-14%)	16mo	$125,000	$180	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: -13.8%
• Equity multiple: 0.49×
• Total profit: $-25,306
• Equity at exit: $26,179

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,912
• Equity at exit: $15,181

Cash invested: $49,161 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$921
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-48

Break-even live

Break-even rent $1,397

Max offer price $167,123

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $2	+0% $-48	+5% $-98	+10% $-147
Rent	-10% $-153	-5% $-101	+0% $-48	+5% $5	+10% $58
Rate	-1.0pp $41	-0.5pp $-3	base $-48	+0.5pp $-93	+1.0pp $-140

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: $43,894
• Closing costs: $5,267
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	45d	1	0.13mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	15d	1	0.18mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	25d	1	0.20mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	15d	1	0.25mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	45d	1	0.43mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	15d	1	0.66mi
1007 Glentana St Lot 62 Rossville, GA	2.0	2.0	840	$35,995	$42.85	45d	1	0.67mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	25d	1	0.81mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	15d	1	0.93mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	25d	1	1.02mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	45d	1	1.02mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	25d	1	1.12mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,295	$1.18	25d	1	1.19mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,250	$1.14	15d	1	1.19mi
706 Roberta Dr Unit D Rossville, GA	2.0	1.0	950	$1,099	$1.16	25d	1	1.21mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	15d	1	1.32mi
5200 Fagan St Chattanooga, TN	3.0	1.0	816	$1,350	$1.65	25d	1	1.34mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	15d	1	1.41mi
5238 Dorsey St Unit A Chattanooga, TN	2.0	1.0	839	$950	$1.13	25d	1	1.46mi

Listing history 4 events

1. 2026-05-04
   status Pending 1590-char remark

   Show marketing remark (1590 chars)

   WELL-MAINTAINED 2BR / 2BA Home with Great Additions, Level Corner Lot & Sunroom Welcome to this charming, older home that has been exceptionally well cared for and thoughtfully updated with multiple new structural additions, including an extra room upstairs. (This room was previously used as an extra bedroom for a teenage daughter. ) Ideally located in a convenient area, this home sits on a level corner lot and offers comfortable living spaces filled with natural light throughout. Property Features are: 2 Bedrooms, 2 Bathrooms, Large Living Room with a classic brick fireplace, (non-working, but could be easily made into an electric or gas insert) perfect for cozy evenings, Abundant windows throughout the home for excellent natural light, Large, glassed-in Sunroom--a great place to relax, read, or enjoy year-round comfort. The En-Suite Primary Bedroom is a true retreat, offering: Separate sitting room (great for a lounge, reading area, or home office), Double closets for added storage, Large Primary Bathroom featuring: Separate shower, separate vanity for convenience and function. Garage / Storage: You'll also appreciate the additional convenience of a separate single-car garage with a garage door with opener. This space is larger than typical, offering room for storage and/or tools, lawn equipment, and more. Enjoy the benefits of a level corner lot--a nice setting for outdoor enjoyment, easy access, and flexibility for landscaping or gatherings. Schedule your showing today to experience this move-in-ready home with character, care, and thoughtful updates.

2. 2026-04-28
   status Active 1590-char remark

   Show marketing remark (1590 chars)

   WELL-MAINTAINED 2BR / 2BA Home with Great Additions, Level Corner Lot & Sunroom Welcome to this charming, older home that has been exceptionally well cared for and thoughtfully updated with multiple new structural additions, including an extra room upstairs. (This room was previously used as an extra bedroom for a teenage daughter. ) Ideally located in a convenient area, this home sits on a level corner lot and offers comfortable living spaces filled with natural light throughout. Property Features are: 2 Bedrooms, 2 Bathrooms, Large Living Room with a classic brick fireplace, (non-working, but could be easily made into an electric or gas insert) perfect for cozy evenings, Abundant windows throughout the home for excellent natural light, Large, glassed-in Sunroom--a great place to relax, read, or enjoy year-round comfort. The En-Suite Primary Bedroom is a true retreat, offering: Separate sitting room (great for a lounge, reading area, or home office), Double closets for added storage, Large Primary Bathroom featuring: Separate shower, separate vanity for convenience and function. Garage / Storage: You'll also appreciate the additional convenience of a separate single-car garage with a garage door with opener. This space is larger than typical, offering room for storage and/or tools, lawn equipment, and more. Enjoy the benefits of a level corner lot--a nice setting for outdoor enjoyment, easy access, and flexibility for landscaping or gatherings. Schedule your showing today to experience this move-in-ready home with character, care, and thoughtful updates.

3. 2026-04-17
   status Pending 1590-char remark

   Show marketing remark (1590 chars)

   WELL-MAINTAINED 2BR / 2BA Home with Great Additions, Level Corner Lot & Sunroom Welcome to this charming, older home that has been exceptionally well cared for and thoughtfully updated with multiple new structural additions, including an extra room upstairs. (This room was previously used as an extra bedroom for a teenage daughter. ) Ideally located in a convenient area, this home sits on a level corner lot and offers comfortable living spaces filled with natural light throughout. Property Features are: 2 Bedrooms, 2 Bathrooms, Large Living Room with a classic brick fireplace, (non-working, but could be easily made into an electric or gas insert) perfect for cozy evenings, Abundant windows throughout the home for excellent natural light, Large, glassed-in Sunroom--a great place to relax, read, or enjoy year-round comfort. The En-Suite Primary Bedroom is a true retreat, offering: Separate sitting room (great for a lounge, reading area, or home office), Double closets for added storage, Large Primary Bathroom featuring: Separate shower, separate vanity for convenience and function. Garage / Storage: You'll also appreciate the additional convenience of a separate single-car garage with a garage door with opener. This space is larger than typical, offering room for storage and/or tools, lawn equipment, and more. Enjoy the benefits of a level corner lot--a nice setting for outdoor enjoyment, easy access, and flexibility for landscaping or gatherings. Schedule your showing today to experience this move-in-ready home with character, care, and thoughtful updates.

4. 2026-04-13
   listed $175,575 Active 1590-char remark

   Show marketing remark (1590 chars)

   WELL-MAINTAINED 2BR / 2BA Home with Great Additions, Level Corner Lot & Sunroom Welcome to this charming, older home that has been exceptionally well cared for and thoughtfully updated with multiple new structural additions, including an extra room upstairs. (This room was previously used as an extra bedroom for a teenage daughter. ) Ideally located in a convenient area, this home sits on a level corner lot and offers comfortable living spaces filled with natural light throughout. Property Features are: 2 Bedrooms, 2 Bathrooms, Large Living Room with a classic brick fireplace, (non-working, but could be easily made into an electric or gas insert) perfect for cozy evenings, Abundant windows throughout the home for excellent natural light, Large, glassed-in Sunroom--a great place to relax, read, or enjoy year-round comfort. The En-Suite Primary Bedroom is a true retreat, offering: Separate sitting room (great for a lounge, reading area, or home office), Double closets for added storage, Large Primary Bathroom featuring: Separate shower, separate vanity for convenience and function. Garage / Storage: You'll also appreciate the additional convenience of a separate single-car garage with a garage door with opener. This space is larger than typical, offering room for storage and/or tools, lawn equipment, and more. Enjoy the benefits of a level corner lot--a nice setting for outdoor enjoyment, easy access, and flexibility for landscaping or gatherings. Schedule your showing today to experience this move-in-ready home with character, care, and thoughtful updates.

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $1,615 · $135/mo
• Expected delta: +$1,092/yr (+$91/mo · 208.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 77% 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: $16,042
• − Mortgage interest: −$9,835
• − Property taxes: −$523
• − Insurance: −$1,675
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$5,108
• Taxable loss: −$3,666
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $306/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

4 events — show timeline

• 2026-05-04 Pending — GCAR
• 2026-04-28 Relisted — GCAR
• 2026-04-17 Pending — GCAR
• 2026-04-13 Listed $175,575 GCAR

Property tax history

-2.8%/yr

Latest (2025): $523 · -56.7% YoY. Source: county tax records.