426 Evans Dr · Rossville, GA 30741

$100,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 108 Days on market

Built 1932 0.36 ac lot $113/sqft · 43% below area Est $175k · 43% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

If you've been looking for a place you can truly make your own, this 2-bedroom, 1-bath home might be the one. With over 800 square feet, it has a practical layout, a light-filled living area, and two nicely sized bedrooms. The kitchen and bath are ready for your personal style, and the yard offers space to garden, entertain, or expand your outdoor living. Tucked on a quiet street near shops and commuter routes, it's a great opportunity to create something special at an approachable price.

Key facts

• Space to entertain
• Space to garden
• Commuter routes

Tags

• LIGHT FILLED LIVING AREA
• SPACE TO GARDEN
• SPACE TO ENTERTAIN
• SPACE TO EXPAND OUTDOOR LIVING
• QUIET STREET NEAR SHOPS
• COMMUTER ROUTES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• 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 $91,000 (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 1932 — 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: 1.24% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (median comp): $174,728
• List price: $100,000
• Delta: -42.77%
• 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
422 Hogan Rd	0.08mi	2/1.0	884 (0%)	13mo	$92,000	$104	85
406 Hollywood Dr	0.21mi	2/1.0	816 (-8%)	5mo	$139,000	$170	73
402 Fleetwood Dr	0.25mi	2/1.0	884 (0%)	19mo	$185,000	$209	72
1204 Wooden Ave	0.72mi	2/1.0	925 (+5%)	5mo	$85,000	$92	55
102 Mt View Dr	0.58mi	2/1.0	817 (-8%)	9mo	$90,000	$110	53
129 Summitt St	0.58mi	2/1.5	960 (+9%)	9mo	$175,000	$182	49
137 Hogan Rd	0.61mi	2/1.0	932 (+5%)	16mo	$173,000	$186	49
1200 Foster St	0.66mi	2/1.0	840 (-5%)	15mo	$142,900	$170	48
109 Alpine Dr	0.68mi	2/1.0	930 (+5%)	20mo	$203,777	$219	43
109 Alpine Dr	0.68mi	2/1.0	930 (+5%)	20mo	$203,777	$219	43
707 Bronson St	0.73mi	3/1.0 (+1)	1,008 (+14%)	5mo	$175,000	$174	34
128 Cleveland Rd	0.70mi	3/1.0 (+1)	1,016 (+15%)	17mo	$80,000	$79	23

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: 9.1%
• Equity multiple: 1.37×
• Total profit: $10,491
• Equity at exit: $14,910

10-year hold

• IRR: 21.6%
• Equity multiple: 3.22×
• Total profit: $62,120
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$524
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $328

Break-even live

Break-even rent $828

Max offer price $100,000

Occupancy floor 69%

Sensitivity live

Price	-10% $385	-5% $356	+0% $328	+5% $300	+10% $272
Rent	-10% $230	-5% $279	+0% $328	+5% $377	+10% $426
Rate	-1.0pp $378	-0.5pp $354	base $328	+0.5pp $302	+1.0pp $276

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	15d	1	0.40mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	24d	1	0.46mi
124 Callan Dr Rossville, GA	1.0	1.0	600	$899	$1.50	24d	1	0.74mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	24d	1	0.76mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	15d	1	0.80mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	22d	1	0.80mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	15d	1	0.85mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	15d	1	0.89mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,350	$1.72	45d	1	0.98mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,200	$1.53	15d	1	0.98mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	15d	1	1.01mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	45d	1	1.07mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	15d	1	1.15mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	15d	1	1.15mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	24d	1	1.31mi
301 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	45d	1	1.34mi
704 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	15d	2	1.35mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	45d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $100,000 Active 108 DOM
2. 2026-06-18
   days on market $100,000 Active 105 DOM
3. 2026-06-17
   days on market $100,000 Active 104 DOM
4. 2026-06-16
   days on market $100,000 Active 103 DOM
5. 2026-06-15
   days on market $100,000 Active 102 DOM
6. 2026-06-14
   days on market $100,000 Active 100 DOM
7. 2026-06-13
   days on market $100,000 Active 99 DOM
8. 2026-06-10
   days on market $100,000 Active 97 DOM
9. 2026-06-09
   days on market $100,000 Active 96 DOM
10. 2026-06-08
    days on market $100,000 Active 95 DOM
11. 2026-06-07
    days on market $100,000 Active 94 DOM
12. 2026-06-05
    days on market $100,000 Active 91 DOM
13. 2026-06-03
    days on market $100,000 Active 90 DOM
14. 2026-06-02
    days on market $100,000 Active 89 DOM
15. 2026-06-01
    days on market $100,000 Active 88 DOM
16. 2026-05-31
    days on market $100,000 Active 87 DOM
17. 2026-05-30
    days on market $100,000 Active 86 DOM
18. 2026-03-02
    listed $100,000 Active 493-char remark

    Show marketing remark (493 chars)

    If you've been looking for a place you can truly make your own, this 2-bedroom, 1-bath home might be the one. With over 800 square feet, it has a practical layout, a light-filled living area, and two nicely sized bedrooms. The kitchen and bath are ready for your personal style, and the yard offers space to garden, entertain, or expand your outdoor living. Tucked on a quiet street near shops and commuter routes, it's a great opportunity to create something special at an approachable price.

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,053 · $88/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $14,916
• − Mortgage interest: −$5,602
• − Property taxes: −$1,053
• − Insurance: −$500
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,909
• Taxable income: $2,465
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $3,346/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

1 event — show timeline

• 2026-03-02 Listed $100,000 GCAR

Property tax history

+9.0%/yr

Latest (2025): $1,053 · +8.3% YoY. Source: county tax records.