1006 Mcfarland Ave · Rossville, GA 30741

$140,000

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 38 Days on market

Built 1924 6,969 sqft lot $120/sqft · 13% below area Est $162k · 13% under ↓ 33% since listing

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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 +21.6/30.0
• ARV discount +13.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• 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

Investor opportunity with multiple paths forward. This tenant-occupied 3 bedroom, 1 bath home offers 1,164 sq ft of rentable living space on a flat lot in an area seeing continued development activity. Currently leased month-to-month, the property provides flexibility for the next owner to continue renting, reposition the home, or evaluate future value-add opportunities. Zoned C-2, this property may offers continued residential use or future commercial conversion. Functional layout, affordable price point, and flexible zoning make this a strong candidate for a rental hold, redevelopment play, or long-term investment. Tenant occupied. Please do not disturb tenant. Buyer to verify all informa

Key facts

• Flexible zoning
• Flat lot
• Zoned c-2

Tags

• FLAT LOT
• ZONED C-2
• RESIDENTIAL USE
• COMMERCIAL CONVERSION
• FUNCTIONAL LAYOUT
• FLEXIBLE ZONING

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story
• Construction: Brick and other exterior materials; Block foundation
• Exterior features: Level lot; Porch, rear porch (covered); Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Porch and covered rear porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Rossville Elementary School (math 22% / reading 17%, grade F, #878 of 1,228 statewide, top 75%, 416 students, 91% FRL); Rossville Middle School (math 13% / reading 25%, grade F, #368 of 470 statewide, top 79%, 444 students, 81% FRL); Ridgeland High School (math 23% / reading 19%, grade F, #225 of 424 statewide, top 54%, 1,244 students, 70% FRL) — zoned schools average 81% FRL vs 61% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.4%/yr); 430 active listings in the ZIP; 25 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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. 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: 1.01% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (median comp): $161,705
• List price: $140,000
• Delta: -13.42%
• 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
713 Richmond Ave	0.26mi	3/1.0	1,209 (+4%)	3mo	$168,000	$139	79
1014 Lee Ave	0.21mi	4/2.0 (+1)	1,190 (+2%)	1mo	$193,000	$162	77
503 Flegal Ave	0.52mi	3/1.0	1,152 (-1%)	1mo	$202,000	$175	73
200 W Oak St	0.17mi	3/2.0	1,254 (+8%)	4mo	$265,000	$211	72
109 W Oak St	0.15mi	2/1.0 (-1)	1,040 (-11%)	4mo	$38,000	$37	67
702 Short St	0.30mi	4/2.0 (+1)	1,116 (-4%)	6mo	$200,000	$179	65
610 Carden Ave	0.41mi	3/1.0	1,106 (-5%)	10mo	$145,000	$131	65
3 Fox Chase St	0.37mi	3/2.0	1,080 (-7%)	3mo	$183,000	$169	64
213 Glenn Wade Dr	0.57mi	3/2.0	1,240 (+6%)	0mo	$244,900	$198	58
707 Bronson St	0.36mi	3/1.0	1,008 (-13%)	5mo	$175,000	$174	57
605 Flegal Ave	0.42mi	4/2.0 (+1)	1,250 (+7%)	4mo	$215,000	$172	56
207 Wilson St	0.57mi	2/1.0 (-1)	1,016 (-13%)	2mo	$140,000	$138	45

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,565
• Equity at exit: $20,874

10-year hold

• IRR: 12.1%
• Equity multiple: 2.15×
• Total profit: $44,919
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$734
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $212

Break-even live

Break-even rent $1,152

Max offer price $140,000

Occupancy floor 80%

Sensitivity live

Price	-10% $291	-5% $252	+0% $212	+5% $172	+10% $133
Rent	-10% $100	-5% $156	+0% $212	+5% $268	+10% $324
Rate	-1.0pp $283	-0.5pp $248	base $212	+0.5pp $176	+1.0pp $139

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Foster St Rossville, GA	3.0	2.0	1200	$1,599	$1.33	44d	1	0.15mi
200A E Oak St Unit B Rossville, GA	3.0	2.0	1200	$1,200	$1.00	14d	1	0.17mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	44d	1	0.20mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	14d	1	0.27mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	14d	1	0.29mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	14d	1	0.46mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	24d	1	0.50mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	24d	1	0.57mi
110 2nd St Rossville, GA	3.0	2.0	1168	$1,399	$1.20	14d	1	0.61mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	14d	1	0.66mi
361 Hogan Rd Unit C Rossville, GA	2.0	2.0	1210	$1,295	$1.07	44d	1	0.68mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	44d	1	0.71mi
132 Hogan Rd Rossville, GA	3.0	2.0	1248	$1,975	$1.58	44d	1	0.78mi
1409 E 50th St Chattanooga, TN	3.0	2.5	1350	$1,599	$1.18	14d	1	0.83mi
1007 Glentana St Lot 62 Rossville, GA	2.0	2.0	840	$35,995	$42.85	44d	1	0.93mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	24d	1	0.98mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	44d	1	1.02mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	24d	1	1.02mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	14d	1	1.07mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,295	$1.18	24d	1	1.14mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,250	$1.14	14d	1	1.14mi
706 Roberta Dr Unit D Rossville, GA	2.0	1.0	950	$1,099	$1.16	24d	1	1.19mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	14d	1	1.26mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	22d	1	1.49mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	14d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $140,000 Active 38 DOM
2. 2026-06-18
   days on market $140,000 Active 35 DOM
3. 2026-06-17
   days on market $140,000 Active 34 DOM
4. 2026-06-16
   days on market $140,000 Active 33 DOM
5. 2026-06-15
   days on market $140,000 Active 32 DOM
6. 2026-06-14
   days on market $140,000 Active 30 DOM
7. 2026-06-13
   days on market $140,000 Active 29 DOM
8. 2026-06-10
   days on market $140,000 Active 27 DOM
9. 2026-06-09
   days on market $140,000 Active 26 DOM
10. 2026-06-08
    days on market $140,000 Active 25 DOM
11. 2026-06-07
    days on market $140,000 Active 24 DOM
12. 2026-06-05
    days on market $140,000 Active 21 DOM
13. 2026-06-03
    days on market $140,000 Active 20 DOM
14. 2026-06-02
    days on market $140,000 Active 19 DOM
15. 2026-06-01
    days on market $140,000 Active 18 DOM
16. 2026-05-31
    days on market $140,000 Active 17 DOM
17. 2026-05-30
    days on market $140,000 Active 16 DOM
18. 2026-05-14
    listed $140,000 Active 776-char remark
19. 2026-04-29
    historical
20. 2026-04-23
    listed $150,000
21. 2026-04-06
    price $150,000
22. 2023-02-13
    soldstatus $210,000

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $1,412 · $118/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 6/10 Major 8 d/yr ≥104°F today · 21 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: $17,046
• − Mortgage interest: −$7,842
• − Property taxes: −$1,412
• − Insurance: −$700
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$4,073
• Taxable income: $292
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $2,474/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

• Census place: Rossville, GA
• 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

-33.3% since first listed

5 events — show timeline

• 2026-05-14 Listed $140,000 GCAR
• 2026-04-29 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-23 Listed $150,000 REALTRACS as Distributed by MLS Grid
• 2026-04-06 Price Changed $150,000 GCAR
• 2023-02-13 Sold (Public Records) $210,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,412 · +101.4% YoY. Source: county tax records.