248 Hawks Dr · Fairview, GA 30741

$277,725

4 bd · 2.0 ba · 1,497 sqft · SingleFamily · 65 Days on market

Built 2026 Good condition 6,120 sqft lot $186/sqft · 8% below area Est $303k · 8% under $29/mo HOA · 1% of rent ↓ 8% since listing

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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 +11.3/15.0
• Cash flow +10.3/30.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Livability +2.9/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Freeport, available in Timber Creek in Rossville, GA. This single level home checks all the boxes, with every space designed to fit your lifestyle. The foyer leads into an open concept kitchen and living area. The kitchen has a pantry and an island, and it overlooks a patio area. The primary bedroom is in the back of the home, featuring a walk-in closet and private bathroom. The home has three additional bedrooms and a second full bathroom. The laundry room is located off the main foyer. Call us today for more information on the Freeport floorplan!

Key facts

• Pantry
• Open concept kitchen
• Walk-in closet

Tags

• OPEN CONCEPT KITCHEN
• WALK-IN CLOSET
• PRIVATE BATHROOM
• PATIO AREA
• PANTRY
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $278k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (18.2% below list).
• Recommended offer: $227k (18.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#440 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, 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.
• Zoned schools: Stone Creek Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 425 students, 84% 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 78% FRL vs 61% district-wide (17 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; 9 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).
• At $2,271/mo this rent would consume 46% of the median local household income ($59k/yr) (locally 834% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Walker County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $227,059 (18.2% 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 65 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $303,286
• List price: $277,725
• Delta: -8.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Saddlebred Way	0.72mi	3/2.5 (-1)	1,600 (+7%)	2mo	$255,900	$160	46
104 Merry Wood Dr	0.51mi	3/2.0 (-1)	1,701 (+14%)	12mo	$302,000	$178	38
1539 Myrt St	0.69mi	3/2.0 (-1)	1,280 (-14%)	15mo	$207,000	$162	26

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: -15.3%
• Equity multiple: 0.43×
• Total profit: $-44,196
• Equity at exit: $41,410

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-3,282
• Equity at exit: $24,013

Cash invested: $77,763 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,456
• Tax est. 1.5%: −$347 /mo · $4,166/yr
• Insurance: −$116
• HOA: −$29
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-155

Break-even live

Break-even rent $2,466

Max offer price $255,364

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-59	+0% $-155	+5% $-250	+10% $-346
Rent	-10% $-334	-5% $-244	+0% $-155	+5% $-65	+10% $25
Rate	-1.0pp $-15	-0.5pp $-84	base $-155	+0.5pp $-226	+1.0pp $-300

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: $69,431
• Closing costs: $8,332
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Draught St Rossville, GA	3.0–5.0	2.0–3.0	2055	$3,764	$1.83	15d	1	0.29mi
115 Saddlebred Way Rossville, GA	4.0	2.5	1825	$2,145	$1.18	15d	1	0.73mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	45d	1	0.73mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	25d	1	0.73mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,295	$1.18	25d	1	0.83mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,250	$1.14	15d	1	0.83mi
110 2nd St Rossville, GA	3.0	2.0	1168	$1,399	$1.20	15d	1	1.27mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	25d	1	1.34mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	45d	1	1.34mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 23 events

1. 2026-06-21
   days on market $277,725 Active 65 DOM
2. 2026-06-18
   days on market $277,725 Active 62 DOM
3. 2026-06-17
   days on market $277,725 Active 61 DOM
4. 2026-06-16
   days on market $277,725 Active 60 DOM
5. 2026-06-15
   days on market $277,725 Active 59 DOM
6. 2026-06-14
   days on market $277,725 Active 57 DOM
7. 2026-06-13
   days on market $277,725 Active 56 DOM
8. 2026-06-10
   days on market $277,725 Active 54 DOM
9. 2026-06-09
   days on market $277,725 Active 53 DOM
10. 2026-06-08
    days on market $277,725 Active 52 DOM
11. 2026-06-07
    days on market $277,725 Active 51 DOM
12. 2026-06-05
    days on market $277,725 Active 48 DOM
13. 2026-06-03
    days on market $277,725 Active 47 DOM
14. 2026-06-02
    days on market $277,725 Active 46 DOM
15. 2026-06-01
    days on market $277,725 Active 45 DOM
16. 2026-05-31
    days on market $277,725 Active 44 DOM
17. 2026-05-30
    days on market $277,725 Active 43 DOM
18. 2026-05-13
    price $277,725 569-char remark

    Show marketing remark (569 chars)

    Welcome to the Freeport, available in Timber Creek in Rossville, GA. This single level home checks all the boxes, with every space designed to fit your lifestyle. The foyer leads into an open concept kitchen and living area. The kitchen has a pantry and an island, and it overlooks a patio area. The primary bedroom is in the back of the home, featuring a walk-in closet and private bathroom. The home has three additional bedrooms and a second full bathroom. The laundry room is located off the main foyer. Call us today for more information on the Freeport floorplan!

19. 2026-05-12
    price $277,725 1186-char remark

    Show marketing remark (1186 chars)

    Are you searching for a stunning house that perfectly suits your lifestyle? Look no further than Freeport, located at 248 Hawks Drive. This ranch-style home is designed to cater to all your needs. As soon as you enter the foyer, you'll notice the open-concept kitchen and living area, which provides ample space for cooking, dining, and unwinding. The kitchen is equipped with a pantry and island, and it leads to a beautiful patio area. The primary bedroom is situated at the back of the house and features a roomy walk-in closet and a private bathroom. In addition, three more bedrooms share a full bathroom. With the laundry room conveniently located off the main foyer, everything you need is at your fingertips. Don't wait - call us today to learn more about the Freeport floor plan! * D. R. Horton is an Equal Housing Opportunity Builder. Home and community information, including pricing, included features, terms, availability and amenities, are subject to change and prior sale at any time without notice or obligation. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from homes as built. Images may contain virtual staging.

20. 2026-05-01
    price $297,725 1186-char remark

    Show marketing remark (569 chars)

    Welcome to the Freeport, available in Timber Creek in Rossville, GA. This single level home checks all the boxes, with every space designed to fit your lifestyle. The foyer leads into an open concept kitchen and living area. The kitchen has a pantry and an island, and it overlooks a patio area. The primary bedroom is in the back of the home, featuring a walk-in closet and private bathroom. The home has three additional bedrooms and a second full bathroom. The laundry room is located off the main foyer. Call us today for more information on the Freeport floorplan!

21. 2026-05-01
    price $297,725 569-char remark

    Show marketing remark (569 chars)

    Welcome to the Freeport, available in Timber Creek in Rossville, GA. This single level home checks all the boxes, with every space designed to fit your lifestyle. The foyer leads into an open concept kitchen and living area. The kitchen has a pantry and an island, and it overlooks a patio area. The primary bedroom is in the back of the home, featuring a walk-in closet and private bathroom. The home has three additional bedrooms and a second full bathroom. The laundry room is located off the main foyer. Call us today for more information on the Freeport floorplan!

22. 2026-04-16
    listed $301,725 Active 1186-char remark

    Show marketing remark (569 chars)

    Welcome to the Freeport, available in Timber Creek in Rossville, GA. This single level home checks all the boxes, with every space designed to fit your lifestyle. The foyer leads into an open concept kitchen and living area. The kitchen has a pantry and an island, and it overlooks a patio area. The primary bedroom is in the back of the home, featuring a walk-in closet and private bathroom. The home has three additional bedrooms and a second full bathroom. The laundry room is located off the main foyer. Call us today for more information on the Freeport floorplan!

23. 2026-04-16
    listed $301,725 Active 569-char remark

    Show marketing remark (569 chars)

    Welcome to the Freeport, available in Timber Creek in Rossville, GA. This single level home checks all the boxes, with every space designed to fit your lifestyle. The foyer leads into an open concept kitchen and living area. The kitchen has a pantry and an island, and it overlooks a patio area. The primary bedroom is in the back of the home, featuring a walk-in closet and private bathroom. The home has three additional bedrooms and a second full bathroom. The laundry room is located off the main foyer. Call us today for more information on the Freeport floorplan!

ⓘ 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: $27,247
• − Mortgage interest: −$15,557
• − Property taxes: −$4,166
• − Insurance: −$1,389
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$348
• − Depreciation: −$8,079
• Taxable loss: −$6,651
• Est. tax savings @ 24.0%: +$1,596
• After-tax cash flow: $-258/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 · 12 photos

Good 80/100 Cosmetic rehab

This single-family home in Fairview, GA, is in good condition with modern finishes and a well-maintained exterior. It offers a good balance of updates and maintenance, making it a solid investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Resale Kitchen backsplash — A backsplash can add a modern touch and increase the kitchen's value.
• Resale Bathroom vanity upgrade — A new vanity can improve the bathroom's appearance and functionality.
• Rental Flooring in bathrooms — Upgrading to tile or hardwood in bathrooms can increase rental appeal and value.
• Both Smart home integration — Adding smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Kitchen backsplash — A backsplash can add a modern touch and increase the kitchen's value. ↑
• Resale Bathroom vanity upgrade — A new vanity can improve the bathroom's appearance and functionality. ↑
• Rental Flooring in bathrooms — Upgrading to tile or hardwood in bathrooms can increase rental appeal and value. ↑
• Both Smart home integration — Adding smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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 — Fairview

• Score: 58/100
• State rank: #440
• US rank: #21150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 48,831 people
• City population: 29,236
• 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

-8.0% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $277,725 GCAR
• 2026-05-12 Price Changed $277,725 Zillow
• 2026-05-01 Price Changed $297,725 Zillow
• 2026-05-01 Price Changed $297,725 GCAR
• 2026-04-16 Listed $301,725 Zillow
• 2026-04-16 Listed $301,725 GCAR