69 Morris Dr · Indian Springs, GA 30736

$259,900

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 17 Days on market

Built 1946 0.44 ac lot Est $270k · 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 +13.1/30.0
• ARV discount +9.2/15.0
• Rent growth +4.2/5.0
• DSCR +3.9/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2 bedroom, 2 bath home with a detached 1-stall garage/workshop area located in Graysville. The character found throughout this classic home is sure to please! Enjoy sitting on your front porch during the mornings and relaxing in the sunroom overlooking the fenced back yard in the evenings. Sunroom could be used as a 3rd bedroom or office if needed. Some of the extras with this home include new paint throughout, new flooring, newer roof, new HVAC, new hot water heater and new appliances. Call today for your appt.

Key facts

• New floors
• Brand new roof
• Huge sunroom

Tags

• BRAND NEW ROOF
• CENTRAL HEAT AN AIR UNIT
• NEW FLOORS
• HUGE SUNROOM
• DETACHED GARAGE WITH A SHOP

Property features AI

Exterior

• Parking: Detached garage with 1 space; Asphalt parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank
• Home design: Single family residence; Site-built home; One level; 1 story
• Construction: Vinyl siding; Home warranty included
• Exterior features: Deck; Cleared lot

Interior

• Kitchen: Dishwasher; Microwave; Electric oven; Electric range
• Bedrooms: 6 total rooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Microwave; Electric oven; Electric range; Electric water heater; Living room fireplace; Smoke detector(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-12 ($-141/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (21.8% below list).
• Recommended offer: $203k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Indian Springs — 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 63/100 on livability (#283 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Graysville Elementary School (math 50% / reading 42%, grade D-, #316 of 1,228 statewide, top 26%, 591 students, 34% FRL); Ringgold Middle School (math 35% / reading 49%, grade D-, #126 of 470 statewide, top 28%, 765 students, 42% FRL); Ringgold High School (math 32% / reading 17%, grade F, #184 of 424 statewide, top 48%, 1,053 students, 34% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 353 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $8k 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 17 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,309 (21.8% 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 1946 — 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 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?
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: 0.78% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $270,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Benton Dr	0.10mi	3/2.0	1,700 (0%)	17mo	$300,000	$176	81
236 Foster Dr	0.34mi	3/2.0	1,818 (+7%)	1mo	$283,000	$156	72
103 Morris Dr	0.04mi	3/2.5	1,763 (+4%)	23mo	$320,000	$182	71
20 Stanley Pkwy	0.28mi	4/2.5 (+1)	1,600 (-6%)	10mo	$255,000	$159	62
227 Woodie Dr	0.40mi	3/3.0	1,776 (+4%)	12mo	$275,000	$155	60
118 Morris Dr	0.05mi	3/2.0	1,922 (+13%)	20mo	$270,000	$140	59
86 Stanley Pkwy	0.21mi	3/2.0	1,465 (-14%)	18mo	$257,500	$176	52
365 Foster Dr	0.43mi	4/2.0 (+1)	1,830 (+8%)	19mo	$259,000	$142	46
72 Foster Dr	0.22mi	4/2.5 (+1)	1,951 (+15%)	15mo	$325,000	$167	46
115 Snyder Cir	0.62mi	3/2.0	1,572 (-8%)	19mo	$225,000	$143	43
224 Foster Dr	0.33mi	4/2.0 (+1)	1,900 (+12%)	23mo	$290,000	$153	40
141 Larry Dr	0.58mi	3/2.0	1,951 (+15%)	11mo	$360,000	$185	39

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: -12.8%
• Equity multiple: 0.52×
• Total profit: $-34,786
• Equity at exit: $38,752

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $4,658
• Equity at exit: $22,471

Cash invested: $72,772 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,033 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-12

Break-even live

Break-even rent $2,048

Max offer price $257,819

Occupancy floor 96%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
192 Clear Creek Dr Ringgold, GA	2.0	2.0	1640	$1,900	$1.16	23d	1	0.88mi
192 Clear Creek Dr #190 Ringgold, GA	2.0	2.0	1640	$2,400	$1.46	44d	1	0.89mi
728 Frawley Rd Chattanooga, TN	1.0–2.0	1.0–3.0	831	$1,425	$1.71	14d	26	1.16mi
165 Duke Ln Ringgold, GA	2.0	2.0	1264	$1,850	$1.46	44d	1	1.49mi
169 Duke Ln Ringgold, GA	2.0	2.0	1271	$1,900	$1.49	14d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $259,900 Active 17 DOM
2. 2026-06-17
   days on market $259,900 Active 16 DOM
3. 2026-06-16
   days on market $259,900 Active 15 DOM
4. 2026-06-15
   days on market $259,900 Active 14 DOM
5. 2026-06-14
   days on market $259,900 Active 12 DOM
6. 2026-06-10
   days on market $259,900 Active 9 DOM
7. 2026-06-09
   days on market $259,900 Active 8 DOM
8. 2026-06-08
   days on market $259,900 Active 7 DOM
9. 2026-06-07
   days on market $259,900 Active 6 DOM
10. 2026-06-03
    days on market $259,900 Active 2 DOM
11. 2026-06-02
    days on marketlisting id $259,900 Active 1 DOM
12. 2026-06-01
    days on market $259,900 Active 9 DOM
13. 2026-05-31
    days on market $259,900 Active 8 DOM
14. 2026-05-30
    days on market $259,900 Active 7 DOM
15. 2026-05-23
    listed $259,900 Active
16. 2022-05-17
    soldstatus $245,000 Closed 544-char remark

    Show marketing remark (544 chars)

    Welcome to this charming 2 bedroom, 2 bath home with a detached 1-stall garage/workshop area located in Graysville. The character found throughout this classic home is sure to please! Enjoy sitting on your front porch during the mornings and relaxing in the sunroom overlooking the fenced back yard in the evenings. Sunroom could be used as a 3rd bedroom or office if needed. Some of the extras with this home include new paint throughout, new flooring, newer roof, new HVAC, new hot water heater and new appliances. Call today for your appt.

17. 2022-05-17
    soldstatus $245,000

    Show marketing remark (544 chars)

    Welcome to this charming 2 bedroom, 2 bath home with a detached 1-stall garage/workshop area located in Graysville. The character found throughout this classic home is sure to please! Enjoy sitting on your front porch during the mornings and relaxing in the sunroom overlooking the fenced back yard in the evenings. Sunroom could be used as a 3rd bedroom or office if needed. Some of the extras with this home include new paint throughout, new flooring, newer roof, new HVAC, new hot water heater and new appliances. Call today for your appt.

18. 2022-03-29
    historical Contingent 544-char remark

    Show marketing remark (544 chars)

    Welcome to this charming 2 bedroom, 2 bath home with a detached 1-stall garage/workshop area located in Graysville. The character found throughout this classic home is sure to please! Enjoy sitting on your front porch during the mornings and relaxing in the sunroom overlooking the fenced back yard in the evenings. Sunroom could be used as a 3rd bedroom or office if needed. Some of the extras with this home include new paint throughout, new flooring, newer roof, new HVAC, new hot water heater and new appliances. Call today for your appt.

19. 2022-03-17
    listed $239,900 Active 544-char remark

    Show marketing remark (544 chars)

    Welcome to this charming 2 bedroom, 2 bath home with a detached 1-stall garage/workshop area located in Graysville. The character found throughout this classic home is sure to please! Enjoy sitting on your front porch during the mornings and relaxing in the sunroom overlooking the fenced back yard in the evenings. Sunroom could be used as a 3rd bedroom or office if needed. Some of the extras with this home include new paint throughout, new flooring, newer roof, new HVAC, new hot water heater and new appliances. Call today for your appt.

ⓘ 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: $1,760 · $147/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$631/yr (+$53/mo · 35.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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: $24,397
• − Mortgage interest: −$14,558
• − Property taxes: −$1,760
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$7,561
• Taxable loss: −$4,685
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $983/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 — Indian Springs

• Score: 63/100
• State rank: #283
• US rank: #15251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Catoosa County · 52,244 people
• 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

+8.3% since first listed

5 events — show timeline

• 2026-05-23 Listed $259,900 CCARMLS
• 2022-05-17 Sold (Public Records) $245,000 Public Records
• 2022-05-17 Sold (MLS) $245,000 GCAR
• 2022-03-29 Contingent — GCAR
• 2022-03-17 Listed $239,900 GCAR

Property tax history

+17.3%/yr

Latest (2025): $1,760 · -0.4% YoY. Source: county tax records.