The Buford II Plan · Indian Springs, GA 30736

$259,900

3 bd · 2.5 ba · 1,909 sqft · SingleFamily · 272 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Buford II features a central family room with easy access to the covered patio. An efficiently laid-out kitchen with a peninsula and adjacent breakfast nook provide ample cooking and dining space. Upstairs, you'll find a versatile loft with space for a fitness room, playroom, or home office. A private owner's suite features a compartmentalized bath and a large walk-in closet. Two secondary bedrooms, a full bath, and a convenient laundry room complete the second floor.

Key facts

• Breakfast nook
• Central family room
• Covered patio

Tags

• CENTRAL FAMILY ROOM
• COVERED PATIO
• EFFICIENTLY LAID-OUT KITCHEN
• BREAKFAST NOOK
• VERSATILE LOFT
• FITNESS ROOM

🏗️ New construction. The $259,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $309,615.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-578 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (23.9% below list).
• Recommended offer: $198k (23.9% below list) — sets the bar for 1% rule.

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: schools F, 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 at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $9k 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 272 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $197,722 (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. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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: 0.64% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.00%
• DSCR: 0.64
• GRM: 13.0

CMA / ARV

• ARV (median comp): $309,615
• List price: $259,900
• Delta: -16.06%
• 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
20 Robert Ln	0.41mi	3/2.0	1,850 (-3%)	9mo	$246,500	$133	66
155 Williams Dr	0.25mi	3/2.5	1,748 (-8%)	11mo	$320,000	$183	65
135 Foster Ln	0.52mi	3/2.0	1,934 (+1%)	11mo	$243,000	$126	63
14 Williams Dr	0.42mi	3/2.5	1,844 (-3%)	21mo	$370,000	$201	58
200 Bridlewood Dr	0.66mi	3/2.0	1,827 (-4%)	4mo	$535,000	$293	57
40 Ridgeside Dr	0.47mi	4/2.5 (+1)	1,816 (-5%)	11mo	$294,500	$162	56
18 Silver Spur Rd	0.64mi	3/2.0	1,827 (-4%)	17mo	$385,000	$211	47
546 Indian Springs Rd	0.59mi	3/2.0	1,659 (-13%)	2mo	$293,000	$177	47
66 Silver Spur Rd	0.63mi	3/2.5	2,010 (+5%)	19mo	$449,000	$223	46
200 Bridlewood Dr #14	0.61mi	3/2.0	1,827 (-4%)	22mo	$424,900	$233	44
236 Foster Ln	0.69mi	3/2.0	1,757 (-8%)	10mo	$432,000	$246	44
129 Indian Springs Rd	0.37mi	4/2.0 (+1)	1,637 (-14%)	13mo	$260,000	$159	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: -26.2%
• Equity multiple: 0.09×
• Total profit: $-79,000
• Equity at exit: $46,165

10-year hold

• IRR: -13.9%
• Equity multiple: 0.07×
• Total profit: $-80,808
• Equity at exit: $26,770

Cash invested: $86,692 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$1,624
• Tax est. 1.5%: −$387 /mo · $4,644/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-578

Break-even live

Break-even rent $2,708

Max offer price $226,024

Occupancy floor —

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: $77,404
• Closing costs: $9,288
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Mohawk Trl Ringgold, GA	4.0	2.0	1296	$1,823	$1.41	13d	1	0.34mi
165 Duke Ln Ringgold, GA	2.0	2.0	1264	$1,850	$1.46	43d	1	1.14mi
169 Duke Ln Ringgold, GA	2.0	2.0	1271	$1,900	$1.49	13d	1	1.14mi
192 Clear Creek Dr Ringgold, GA	2.0	2.0	1640	$1,900	$1.16	23d	1	1.18mi
192 Clear Creek Dr #190 Ringgold, GA	2.0	2.0	1640	$2,400	$1.46	43d	1	1.18mi
37 Anderson Rd Ringgold, GA	3.0	2.0	1500	$1,699	$1.13	23d	1	1.19mi

Listing history 15 events

1. 2026-06-18
   days on market $259,900 Active 272 DOM
2. 2026-06-17
   days on market $259,900 Active 271 DOM
3. 2026-06-16
   days on market $259,900 Active 270 DOM
4. 2026-06-15
   days on market $259,900 Active 269 DOM
5. 2026-06-14
   days on market $259,900 Active 267 DOM
6. 2026-06-10
   days on market $259,900 Active 264 DOM
7. 2026-06-09
   days on market $259,900 Active 263 DOM
8. 2026-06-08
   days on market $259,900 Active 262 DOM
9. 2026-06-07
   days on market $259,900 Active 261 DOM
10. 2026-06-03
    days on market $259,900 Active 257 DOM
11. 2026-06-02
    days on market $259,900 Active 256 DOM
12. 2026-06-01
    days on market $259,900 Active 255 DOM
13. 2026-05-31
    days on market $259,900 Active 254 DOM
14. 2026-05-30
    days on market $259,900 Active 253 DOM
15. 2025-09-20
    listed $282,900 Active 476-char remark

    Show marketing remark (476 chars)

    The Buford II features a central family room with easy access to the covered patio. An efficiently laid-out kitchen with a peninsula and adjacent breakfast nook provide ample cooking and dining space. Upstairs, you'll find a versatile loft with space for a fitness room, playroom, or home office. A private owner's suite features a compartmentalized bath and a large walk-in closet. Two secondary bedrooms, a full bath, and a convenient laundry room complete the second floor.

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

Taxation est. · year 1

• Rental income: $23,727
• − Mortgage interest: −$17,343
• − Property taxes: −$4,644
• − Insurance: −$1,548
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$9,007
• Taxable loss: −$12,612
• Est. tax savings @ 24.0%: +$3,027
• After-tax cash flow: $-3,905/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 · 1 photo

Good 80/100 None rehab

The Buford II Plan is in excellent condition with no visible repairs needed. It offers a good return on investment with updates focusing on curb appeal and enhancing its visual appeal.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental 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: 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

• Census place: Indian Springs, GA
• 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

1 event — show timeline

• 2025-09-20 Listed $282,900 Zillow