325 Cindy Cir · Fort Oglethorpe, GA 30736

$243,000

3 bd · 2.0 ba · 1,378 sqft · SingleFamily public records · 57 Days on market

Built 1969 0.39 ac lot $176/sqft · at area comps Est $237k · at est.

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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 +14.2/30.0
• ARV discount +6.3/15.0
• DSCR +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom home is located in a convenient area of Ringgold. Only minutes to shopping, Costco, and downtown Chattanooga, this home is perfect for anyone looking for an affordable home with a spacious open-concept floor plan. The kitchen is open and fresh with painted cabinets and wonderful storage. Each bedroom offers generous space and flexibility, whether you need room for family, guests, or a home office. The primary suite includes a private bathroom with a walk-in shower and room to make it your own. Downstairs, a large bonus living area with a cozy wood-burning fireplace provides the perfect secondary gathering space. You'll also find a full kitchen on the lower level which is ideal for a mother-in-law suite, guest quarters, or even a potential rental opportunity. The oversized 2-car garage offers ample space for parking, storage, or a workshop. Step outside to a private backyard with mature landscaping and a covered back deck, perfect for relaxing or entertaining. An additional outbuilding adds even more storage for tools, equipment, or seasonal items. The HVAC was replaced in 2022. As an added bonus, the seller is offering a roofing credit, giving peace of mind and added value for the next owner. With its versatile layout, prime location, and thoughtful features, 325 Cindy Circle is ready to welcome you home.

Key facts

• Painted cabinets
• Walk-in shower
• Private bathroom

Tags

• OPEN-CONCEPT FLOOR PLAN
• PAINTED CABINETS
• PRIVATE BATHROOM
• WALK-IN SHOWER
• LARGE BONUS LIVING AREA
• COZY WOOD-BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $40 ($479/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 $197k (18.8% below list).
• Recommended offer: $197k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (+6.8%/yr); 353 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.
• Current owner paid $185k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,314 (18.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (median comp): $236,625
• List price: $243,000
• Delta: 2.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Cindy Cir	0.21mi	3/2.0	1,484 (+8%)	3mo	$195,000	$131	75
172 Blevins Dr	0.40mi	3/2.0	1,420 (+3%)	15mo	$230,000	$162	64
137 Elm Ave	0.52mi	3/2.0	1,428 (+4%)	8mo	$298,000	$209	63
361 Gracie Ave	0.44mi	3/1.5	1,320 (-4%)	10mo	$250,000	$189	62
14 Lake Ave	0.42mi	4/1.5 (+1)	1,320 (-4%)	16mo	$270,000	$205	53
328 Pierce Dr	0.69mi	3/2.0	1,509 (+10%)	5mo	$236,000	$156	48
148 Massengale Rd	0.68mi	3/2.0	1,318 (-4%)	18mo	$255,000	$193	46
325 Dennis Pierce Rd	0.70mi	3/2.0	1,260 (-9%)	12mo	$315,000	$250	43
121 Alan Dr	0.55mi	3/2.0	1,190 (-14%)	13mo	$270,000	$227	41

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 · 6.84% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.57×
• Total profit: $-28,987
• Equity at exit: $36,232

10-year hold

• IRR: 2.3%
• Equity multiple: 1.19×
• Total profit: $12,918
• Equity at exit: $21,010

Cash invested: $68,040 (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 30736

• Home prices YoY: -21.9%
• Rents YoY: 6.8%
• Active inventory: 353
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$1,274
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $40

Break-even live

Break-even rent $1,923

Max offer price $243,000

Occupancy floor 93%

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
192 Clear Creek Dr #190 Ringgold, GA	2.0	2.0	1640	$2,400	$1.46	44d	1	0.90mi
192 Clear Creek Dr Ringgold, GA	2.0	2.0	1640	$1,900	$1.16	23d	1	0.90mi
555 Willow Grove Ct Ringgold, GA	3.0	2.5	1850	$2,550	$1.38	23d	1	1.38mi
129 Genes Ln Ringgold, GA	3.0	1.0	980	$1,100	$1.12	44d	1	1.39mi
183 Bunker Dr Rossville, GA	3.0	2.0	1454	$1,978	$1.36	23d	1	1.43mi
2426 Cloud Springs Rd Rossville, GA	2.0	1.0	1456	$1,200	$0.82	44d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $243,000 Active 57 DOM
2. 2026-06-17
   days on market $243,000 Active 56 DOM
3. 2026-06-16
   days on market $243,000 Active 55 DOM
4. 2026-06-15
   days on market $243,000 Active 54 DOM
5. 2026-06-14
   days on market $243,000 Active 52 DOM
6. 2026-06-10
   days on market $243,000 Active 49 DOM
7. 2026-06-09
   days on market $243,000 Active 48 DOM
8. 2026-06-08
   days on market $243,000 Active 47 DOM
9. 2026-06-07
   pricedays on market $243,000 Active 46 DOM
10. 2026-06-03
    days on market $253,000 Active 42 DOM
11. 2026-06-02
    days on market $253,000 Active 41 DOM
12. 2026-06-01
    days on market $253,000 Active 40 DOM
13. 2026-05-31
    days on market $253,000 Active 39 DOM
14. 2026-05-30
    days on market $253,000 Active 38 DOM
15. 2026-04-22
    listed $253,000 Active 1341-char remark

    Show marketing remark (1341 chars)

    This 3 bedroom home is located in a convenient area of Ringgold. Only minutes to shopping, Costco, and downtown Chattanooga, this home is perfect for anyone looking for an affordable home with a spacious open-concept floor plan. The kitchen is open and fresh with painted cabinets and wonderful storage. Each bedroom offers generous space and flexibility, whether you need room for family, guests, or a home office. The primary suite includes a private bathroom with a walk-in shower and room to make it your own. Downstairs, a large bonus living area with a cozy wood-burning fireplace provides the perfect secondary gathering space. You'll also find a full kitchen on the lower level which is ideal for a mother-in-law suite, guest quarters, or even a potential rental opportunity. The oversized 2-car garage offers ample space for parking, storage, or a workshop. Step outside to a private backyard with mature landscaping and a covered back deck, perfect for relaxing or entertaining. An additional outbuilding adds even more storage for tools, equipment, or seasonal items. The HVAC was replaced in 2022. As an added bonus, the seller is offering a roofing credit, giving peace of mind and added value for the next owner. With its versatile layout, prime location, and thoughtful features, 325 Cindy Circle is ready to welcome you home.

16. 2026-03-14
    historical 1442-char remark

    Show marketing remark (1442 chars)

    Welcome to this charming 3 bedroom, 2 bathroom home nestled in a well-established subdivision just minutes from I-75 and Costco. Offering both convenience and comfort, this versatile property is ideal for anyone looking for a spacious layout in a great location. The main level features an open-concept living and dining area that provides an inviting space for gathering with family and friends. The kitchen is positioned perfectly for effortless entertaining and daily use. All bedrooms are generously sized, offering flexibility for a growing family, home office, or guest room. The primary suite includes its own bathroom with a walk-in shower and ample space for future enhancements. On the lower level, you'll find a large bonus living area with a cozy wood-burning fireplace, as well as a full kitchen that makes the space perfect for a mother-in-law suite, guest quarters, or potential rental opportunity. The oversized 2-car garage offers plenty of room for vehicles, storage, or a workshop area. Step outside to enjoy a large, private backyard with mature landscaping and a covered back deck that's perfect for relaxing or hosting guests. An outbuilding provides additional storage for lawn equipment, tools, or seasonal items. With its excellent location and functional layout, this home is ready for its next owner to enjoy and build long-lasting memories. Ask your agent for a copy of the pre-listing home inspection!

17. 2025-08-19
    listed $259,000 1442-char remark

    Show marketing remark (1442 chars)

    Welcome to this charming 3 bedroom, 2 bathroom home nestled in a well-established subdivision just minutes from I-75 and Costco. Offering both convenience and comfort, this versatile property is ideal for anyone looking for a spacious layout in a great location. The main level features an open-concept living and dining area that provides an inviting space for gathering with family and friends. The kitchen is positioned perfectly for effortless entertaining and daily use. All bedrooms are generously sized, offering flexibility for a growing family, home office, or guest room. The primary suite includes its own bathroom with a walk-in shower and ample space for future enhancements. On the lower level, you'll find a large bonus living area with a cozy wood-burning fireplace, as well as a full kitchen that makes the space perfect for a mother-in-law suite, guest quarters, or potential rental opportunity. The oversized 2-car garage offers plenty of room for vehicles, storage, or a workshop area. Step outside to enjoy a large, private backyard with mature landscaping and a covered back deck that's perfect for relaxing or hosting guests. An outbuilding provides additional storage for lawn equipment, tools, or seasonal items. With its excellent location and functional layout, this home is ready for its next owner to enjoy and build long-lasting memories. Ask your agent for a copy of the pre-listing home inspection!

18. 2020-11-09
    soldstatus $185,000 Closed
19. 2020-10-13
    historical Contingent
20. 2020-10-01
    listed $179,900 Active
21. 1991-04-30
    soldstatus $63,500

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $2,236 · $186/mo
• Expected delta: +$516/yr (+$43/mo · 30.0%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $23,678
• − Mortgage interest: −$13,612
• − Property taxes: −$1,720
• − Insurance: −$1,215
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$7,069
• Taxable loss: −$3,726
• Est. tax savings @ 24.0%: +$894
• After-tax cash flow: $1,373/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: Catoosa County · 52,244 people
• City population: 7,745
• Metro: Chattanooga, TN-GA
• Population (ZIP): 44,499
• Household income: $83,821
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 559.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

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: ▼ -70.42%
• Current HPI: 251.8824
• Rent YoY: ▲ 6.84%
• 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

+298.4% since first listed

7 events — show timeline

• 2026-04-22 Listed $253,000 GCAR
• 2026-03-14 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-19 Listed $259,000 REALTRACS as Distributed by MLS Grid
• 2020-11-09 Sold (MLS) $185,000 GCAR
• 2020-10-13 Contingent — GCAR
• 2020-10-01 Listed $179,900 GCAR
• 1991-04-30 Sold (Public Records) $63,500 Public Records

Property tax history

+19.7%/yr

Latest (2025): $1,720 · -2.8% YoY. Source: county tax records.