155 Gwen Dr · Indian Springs, GA 30736

$175,000

3 bd · 1.5 ba · 1,020 sqft · SingleFamily public records · 7 Days on market

Built 1981 0.35 ac lot Est $241k · 27% under

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Rent growth +4.2/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coming soon

Key facts

• 0.35 acre lot
• Garage
• Built 1981

Property features AI

Finance

• Other: Living area reported as 1,020 (assessor)

Exterior

• Parking: Attached garage (1 car); Driveway parking; 1 covered parking space (total 1 parking space)
• Utilities: Public water available; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Stone and vinyl siding exterior
• Exterior features: Lot approximately 0.35 acres (100 x 150); Agent-calculated lot dimensions

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Three or more levels; Concrete perimeter foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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 $168k (3.9% below list).
• Recommended offer: $168k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Boynton Elementary School (math 43% / reading 57%, grade D+, #255 of 1,228 statewide, top 21%, 602 students, 32% FRL); Heritage High School (math 38% / reading 45%, grade F, #52 of 424 statewide, top 12%, 1,242 students, 23% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 353 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $43k; list at $175k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $168,228 (3.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $240,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Mcdonald Dr	0.62mi	2/1.0 (-1)	934 (-8%)	20mo	$220,000	$236	33
3108 Highway 41	0.47mi	2/2.5 (-1)	1,152 (+13%)	19mo	$227,000	$197	32

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-7,019
• Equity at exit: $26,093

10-year hold

• IRR: 9.7%
• Equity multiple: 1.87×
• Total profit: $42,537
• Equity at exit: $15,131

Cash invested: $49,000 (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 30736

• Home prices YoY: -21.9%
• Rents YoY: 6.8%
• Active inventory: 353
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$918
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $230

Break-even live

Break-even rent $1,392

Max offer price $175,000

Occupancy floor 81%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 N Three Notch Rd Ringgold, GA	2.0	1.0	864	$1,395	$1.61	43d	1	0.35mi
37 Mohawk Trl Ringgold, GA	4.0	2.0	1296	$1,823	$1.41	13d	1	0.67mi
129 Genes Ln Ringgold, GA	3.0	1.0	980	$1,100	$1.12	43d	1	0.76mi
37 Anderson Rd Ringgold, GA	3.0	2.0	1500	$1,699	$1.13	23d	1	1.29mi
57 Clara Dr Ringgold, GA	2.0	2.0	1104	$1,173	$1.06	23d	1	1.37mi
165 Duke Ln Ringgold, GA	2.0	2.0	1264	$1,850	$1.46	43d	1	1.48mi
169 Duke Ln Ringgold, GA	2.0	2.0	1271	$1,900	$1.49	13d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $175,000 Active 7 DOM
2. 2026-06-17
   days on market $175,000 Active 6 DOM
3. 2026-06-16
   days on market $175,000 Active 5 DOM
4. 2026-06-15
   days on market $175,000 Active 4 DOM
5. 2026-06-14
   statusdays on market $175,000 Active 2 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   days on market $175,000 Coming Soon 14 DOM
8. 2026-06-09
   days on market $175,000 Coming Soon 13 DOM
9. 2026-06-08
   days on market $175,000 Coming Soon 12 DOM
10. 2026-06-07
    days on market $175,000 Coming Soon 11 DOM
11. 2026-06-03
    days on market $175,000 Coming Soon 7 DOM
12. 2026-06-02
    days on market $175,000 Coming Soon 6 DOM
13. 2026-06-01
    days on market $175,000 Coming Soon 5 DOM
14. 2026-05-31
    days on market $175,000 Coming Soon 4 DOM
15. 2026-05-30
    days on market $175,000 Coming Soon 3 DOM
16. 2026-05-27
    historical $175,000 11-char remark

    Show marketing remark (11 chars)

    Coming soon

17. 2026-05-27
    historical $175,000

    Show marketing remark (11 chars)

    Coming soon

18. 1982-04-01
    soldstatus $43,300

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$306/yr (+$26/mo · 23.5%)

ⓘ 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: $20,187
• − Mortgage interest: −$9,803
• − Property taxes: −$1,304
• − Insurance: −$875
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$5,091
• Taxable loss: −$115
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $2,784/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

• 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

+304.2% since first listed

3 events — show timeline

• 2026-05-27 Coming Soon $175,000 GCAR
• 2026-05-27 Coming Soon $175,000 REALTRACS as Distributed by MLS Grid
• 1982-04-01 Sold (Public Records) $43,300 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,304 · +6.6% YoY. Source: county tax records.