710 Brownwood Cir · Fort Oglethorpe, GA 30736

$275,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 31 Days on market

Built 1978 0.34 ac lot $225/sqft · 60% above area Est $303k · 9% under

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Why this score? — see what drove the D- 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 +11.7/15.0
• Cash flow +8.0/30.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 710 Brownwood Circle in Ringgold, Georgia. This 3-bedroom, 2.5-bath home has just been completely remodeled and is ideally located in the highly sought-after Heritage School District, just minutes from Fort Oglethorpe and convenient interstate access. Inside, the home features an open-concept floor plan designed for comfortable living and easy entertaining. Step outside to enjoy the spacious wraparound deck, offering the perfect setting for outdoor relaxation or hosting guests. With its desirable location and functional layout, this home presents a wonderful opportunity in the Ringgold area.

Key facts

• Remodeled
• Wraparound deck
• 0.34 acre lot

Tags

• REMODELED
• OPEN-CONCEPT FLOOR PLAN
• WRAPAROUND DECK
• CONVENIENT INTERSTATE ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (34.5% below list).
• Recommended offer: $180k (34.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% in Fort Oglethorpe — 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 67/100 on livability (#166 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, 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; 2 comparable units currently listed for rent nearby; 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 $8k 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 31 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $275k implies a 287% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,991 (34.5% 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 31 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.65% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 12.7

CMA / ARV

• ARV (median comp): $303,076
• List price: $275,000
• Delta: -9.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
187 Brownhill Ln	0.21mi	3/2.0	1,260 (+3%)	8mo	$259,900	$206	78
5210 Boynton Dr	0.37mi	3/2.0	1,200 (-2%)	8mo	$290,000	$242	73
154 Shady Brook Ln	0.49mi	3/2.0	1,209 (-1%)	6mo	$245,900	$203	70
313 Joe Tike Dr	0.42mi	3/2.0	1,316 (+8%)	2mo	$289,900	$220	66
109 Shady Brook Ln	0.54mi	3/2.0	1,276 (+4%)	19mo	$289,900	$227	52
5342 Boynton Dr	0.49mi	3/2.0	1,340 (+10%)	12mo	$280,000	$209	51
152 Scenic Cir	0.60mi	3/2.0	1,376 (+12%)	12mo	$295,000	$214	42

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: -20.1%
• Equity multiple: 0.28×
• Total profit: $-55,336
• Equity at exit: $41,003

10-year hold

• IRR: -7.1%
• Equity multiple: 0.49×
• Total profit: $-39,541
• Equity at exit: $23,777

Cash invested: $77,000 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-281

Break-even live

Break-even rent $2,156

Max offer price $225,346

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-203	+0% $-281	+5% $-359	+10% $-437
Rent	-10% $-423	-5% $-352	+0% $-281	+5% $-210	+10% $-139
Rate	-1.0pp $-143	-0.5pp $-211	base $-281	+0.5pp $-352	+1.0pp $-425

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1542 Burning Bush Rd Ringgold, GA	3.0	2.0	1296	$1,595	$1.23	14d	1	1.26mi
40 Saint Victors Ln Ringgold, GA	2.0	1.5	995	$1,290	$1.30	14d	1	1.43mi

Listing history 16 events

1. 2026-05-15
   price $275,000 609-char remark

   Show marketing remark (609 chars)

   Welcome to 710 Brownwood Circle in Ringgold, Georgia. This 3-bedroom, 2.5-bath home has just been completely remodeled and is ideally located in the highly sought-after Heritage School District, just minutes from Fort Oglethorpe and convenient interstate access. Inside, the home features an open-concept floor plan designed for comfortable living and easy entertaining. Step outside to enjoy the spacious wraparound deck, offering the perfect setting for outdoor relaxation or hosting guests. With its desirable location and functional layout, this home presents a wonderful opportunity in the Ringgold area.

2. 2026-04-30
   price $284,500 609-char remark

   Show marketing remark (609 chars)

   Welcome to 710 Brownwood Circle in Ringgold, Georgia. This 3-bedroom, 2.5-bath home has just been completely remodeled and is ideally located in the highly sought-after Heritage School District, just minutes from Fort Oglethorpe and convenient interstate access. Inside, the home features an open-concept floor plan designed for comfortable living and easy entertaining. Step outside to enjoy the spacious wraparound deck, offering the perfect setting for outdoor relaxation or hosting guests. With its desirable location and functional layout, this home presents a wonderful opportunity in the Ringgold area.

3. 2026-04-21
   listed $289,900 Active 609-char remark

   Show marketing remark (609 chars)

   Welcome to 710 Brownwood Circle in Ringgold, Georgia. This 3-bedroom, 2.5-bath home has just been completely remodeled and is ideally located in the highly sought-after Heritage School District, just minutes from Fort Oglethorpe and convenient interstate access. Inside, the home features an open-concept floor plan designed for comfortable living and easy entertaining. Step outside to enjoy the spacious wraparound deck, offering the perfect setting for outdoor relaxation or hosting guests. With its desirable location and functional layout, this home presents a wonderful opportunity in the Ringgold area.

4. 2026-04-17
   historical
5. 2026-04-17
   historical
6. 2026-04-13
   price $299,700
7. 2026-04-13
   price $299,700
8. 2026-04-12
   price $297,000
9. 2026-04-12
   price $297,000
10. 2026-03-23
    price $299,900
11. 2026-03-23
    price $299,900
12. 2026-02-18
    listed $310,000 Active
13. 2026-02-18
    listed $310,000 New
14. 2018-08-16
    soldstatus $71,000
15. 2008-05-04
    listed $129,900
16. 1982-12-01
    soldstatus $54,500

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$774/yr (+$65/mo · 44.1%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 18 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: $21,599
• − Mortgage interest: −$15,404
• − Property taxes: −$1,756
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$8,000
• Taxable loss: −$8,392
• Est. tax savings @ 24.0%: +$2,014
• After-tax cash flow: $-1,359/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 — Fort Oglethorpe

• Score: 67/100
• State rank: #166
• US rank: #10498

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D- Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Catoosa County · 52,244 people
• City population: 7,745
• 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

+404.6% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $275,000 GCAR
• 2026-04-30 Price Changed $284,500 GCAR
• 2026-04-21 Listed $289,900 GCAR
• 2026-04-17 Listing Removed — GAMLS
• 2026-04-17 Listing Removed — FMLS
• 2026-04-13 Price Changed $299,700 GAMLS
• 2026-04-13 Price Changed $299,700 FMLS
• 2026-04-12 Price Changed $297,000 GAMLS
• 2026-04-12 Price Changed $297,000 FMLS
• 2026-03-23 Price Changed $299,900 GAMLS
• 2026-03-23 Price Changed $299,900 FMLS
• 2026-02-18 Listed $310,000 GAMLS
• 2026-02-18 Listed $310,000 FMLS
• 2018-08-16 Sold (Public Records) $71,000 Public Records
• 2008-05-04 Listed $129,900 RCAOR
• 1982-12-01 Sold (Public Records) $54,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,756 · -10.4% YoY. Source: county tax records.