84 Jake Dr · Rossville, GA 30741

$35,995

2 bd · 2.0 ba · 840 sqft · Other · 26 Days on market

Built 2020 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +2.8/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming singlewide 2-bedroom, 2-bathroom home features a split floorplan for added privacy and offers 820 sq. ft. of smartly designed living space, all for just $35,995. The modern kitchen comes fully equipped with a refrigerator, stove, microwave, and dishwasher, making cooking and entertaining a breeze. Washer and Dryer connections are also included for ultimate convenience. Outside, you & acirc; & euro; & trade; ll enjoy the bonus of off-street parking, a rare perk that makes daily living even easier. We & acirc; & euro; & trade; re proudly pet-friendly, so your furry companions are welcome too. Don & acirc; & euro; & trade; t miss this opportun

Key facts

• Pet-friendly
• Split floorplan
• Modern kitchen

Tags

• SPLIT FLOORPLAN
• MODERN KITCHEN
• OFF-STREET PARKING
• PET-FRIENDLY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $36k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $35k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.3% vs local median 5.3% 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; 20 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 $249 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire 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 $35,455 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 3.41% ✓
• Cap rate: 30.29%
• Cash-on-cash: 85.70%
• DSCR: 4.81
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.44% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.87×
• Total profit: $18,848
• Equity at exit: $5,367

10-year hold

• IRR: 49.2%
• Equity multiple: 7.68×
• Total profit: $67,340
• Equity at exit: $3,112

Cash invested: $10,079 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $293

Break-even live

Break-even rent $855

Max offer price $35,995

Occupancy floor 71%

Sensitivity live

Price	-10% $318	-5% $306	+0% $293	+5% $281	+10% $268
Rent	-10% $196	-5% $245	+0% $293	+5% $342	+10% $390
Rate	-1.0pp $311	-0.5pp $302	base $293	+0.5pp $284	+1.0pp $274

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: $8,999
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Glentana St Lot 62 Rossville, GA	2.0	2.0	840	$35,995	$42.85	45d	1	0.17mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	15d	1	0.56mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	15d	1	0.57mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	24d	1	0.66mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	24d	1	0.68mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	45d	1	0.68mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	45d	1	0.69mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	45d	1	0.79mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	15d	1	0.84mi
706 Roberta Dr Unit D Rossville, GA	2.0	1.0	950	$1,099	$1.16	24d	1	0.86mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,295	$1.18	24d	1	0.91mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,250	$1.14	15d	1	0.91mi
5200 Fagan St Chattanooga, TN	3.0	1.0	816	$1,350	$1.65	24d	1	0.94mi
5238 Dorsey St Unit A Chattanooga, TN	2.0	1.0	839	$950	$1.13	24d	1	0.98mi
5505 Central Ave Chattanooga, TN	3.0	2.0	1050	$1,725	$1.64	22d	1	1.00mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	15d	1	1.16mi
4905 Central Ave Chattanooga, TN	2.0–3.0	2.0	1169	$556	$0.48	15d	2	1.33mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	24d	1	1.40mi
1205 W 50th St Unit 2 Chattanooga, TN	1.0	1.0	600	$1,025	$1.71	15d	1	1.47mi
5113 Tennessee Ave Unit 58 Chattanooga, TN	1.0	1.0	700	$950	$1.36	24d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $35,995 Active 26 DOM
2. 2026-06-18
   days on market $35,995 Active 23 DOM
3. 2026-06-17
   days on market $35,995 Active 22 DOM
4. 2026-06-16
   days on market $35,995 Active 21 DOM
5. 2026-06-15
   days on market $35,995 Active 20 DOM
6. 2026-06-14
   days on market $35,995 Active 18 DOM
7. 2026-06-13
   days on market $35,995 Active 17 DOM
8. 2026-06-10
   days on market $35,995 Active 15 DOM
9. 2026-06-09
   days on market $35,995 Active 14 DOM
10. 2026-06-08
    days on market $35,995 Active 13 DOM
11. 2026-06-07
    days on market $35,995 Active 12 DOM
12. 2026-06-05
    days on market $35,995 Active 9 DOM
13. 2026-06-03
    days on market $35,995 Active 8 DOM
14. 2026-06-02
    days on market $35,995 Active 7 DOM
15. 2026-06-01
    days on market $35,995 Active 6 DOM
16. 2026-05-31
    days on market $35,995 Active 5 DOM
17. 2026-05-30
    days on market $35,995 Active 4 DOM
18. 2026-05-26
    listed $35,995 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 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: $14,712
• − Mortgage interest: −$2,016
• − Property taxes: −$540
• − Insurance: −$5,298
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$1,047
• Taxable income: $3,456
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $2,690/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This singlewide home requires cosmetic repairs to its exterior and interior painting to improve its curb appeal and value.

Repairs flagged

• Major Paint — Faded and uneven
• Major Siding — Weathered and peeling

Value-add opportunities

• Both Painting and repainting the exterior — Enhances curb appeal and value
• Both Landscaping and curb appeal improvements — Improves curb appeal and value
• Both Interior painting — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Faded and uneven	Major	$15,000–50,000
Siding · Weathered and peeling	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting and repainting the exterior — Enhances curb appeal and value ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and value ↑
• Both Interior painting — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 2026-05-26 Listed $35,995 FSBO.com