Belhaven Plan · Rossville, GA 30741

$307,990

4 bd · 2.5 ba · 1,991 sqft · SingleFamily · 1011 Days on market

Good condition

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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).

• Cash flow +12.0/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +2.8/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Belhaven floor plan is tailor-made for your lifestyle and is available in the Hawk's Ridge community located just outside of Chattanooga. This two-story plan boasts a luxurious primary bedroom upstairs, complete with a walk-in closet and a spacious bathroom. The second level also features three secondary bedrooms and an additional bathroom. Upstairs, you'll find the convenience of a washer and dryer hookup. On the main level, there is a flex room that can be used as a study or a designated formal dining area, along with a powder room located directly off the foyer. This floorplan offers open concept living, with an expansive great room overlooking the modern kitchen. Sliding glass doors allow natural sunlight to brighten up the kitchen area. The kitchen is an entertainer's dream, with a sleek island that includes countertop seating and a spacious pantry with ample room for groceries. * 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.

Key facts

• 2 garage spots
• Listed 1010 days

🏗️ New construction. The $307,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $313,055.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $308k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-75 ($-902/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (14.2% below list).
• Recommended offer: $264k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Rossville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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); 549 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• At $2,643/mo this rent would consume 54% of the median local household income ($59k/yr) — 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 $9k 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 1011 days — a 12% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Recommended offer $264,341 (14.2% 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 1011 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $313,055
• List price: $307,990
• Delta: -1.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Quarter Street St	0.03mi	3/2.5 (-1)	2,164 (+9%)	3mo	$304,000	$140	77
57 Quarter St	0.01mi	4/2.0	1,765 (-11%)	4mo	$312,600	$177	75
307 Draft Street St	0.24mi	4/2.5	1,821 (-8%)	2mo	$284,900	$156	73
52 Quarter Street St	0.03mi	3/2.5 (-1)	1,749 (-12%)	2mo	$286,000	$164	72
33 Quarter Street St	0.02mi	3/2.5 (-1)	1,749 (-12%)	8mo	$270,000	$154	67
313 Draft St	0.24mi	3/— (-1)	2,160 (+8%)	3mo	$304,105	$141	67
70 Draft St	0.08mi	3/2.5 (-1)	1,749 (-12%)	5mo	$287,500	$164	67
70 Draft St	0.08mi	3/2.5 (-1)	1,749 (-12%)	5mo	$287,500	$164	67
321 Morning Side Dr	0.54mi	3/3.0 (-1)	1,935 (-3%)	2mo	$335,000	$173	62
300 Draft Street St	0.29mi	3/2.5 (-1)	1,749 (-12%)	2mo	$274,210	$157	60
334 Draft Street St	0.31mi	3/2.5 (-1)	1,749 (-12%)	3mo	$291,815	$167	58
300 Morning Side Dr	0.51mi	3/2.5 (-1)	1,792 (-10%)	1mo	$330,000	$184	53

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: -13.1%
• Equity multiple: 0.51×
• Total profit: $-43,139
• Equity at exit: $46,678

10-year hold

• IRR: 1.6%
• Equity multiple: 1.14×
• Total profit: $11,925
• Equity at exit: $27,067

Cash invested: $87,655 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 45 active · 12 under contract
• Months of supply: 13.5 mo (7%/mo absorbed)
• Median asking: $299,800 ($149/sqft)
• Median days on market: 113 d
• This list price: 64% of active listings are priced below it
• ARV vs active asking: +5.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30741

• Home prices YoY: -30.7%
• Rents YoY: 7.4%
• Active inventory: 549
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,643 high
• Mortgage (P&I): −$1,642
• Tax est. 1.5%: −$391 /mo · $4,696/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-75

Break-even live

Break-even rent $2,739

Max offer price $302,179

Occupancy floor 98%

Sensitivity live

Price	-10% $141	-5% $33	+0% $-75	+5% $-183	+10% $-292
Rent	-10% $-284	-5% $-180	+0% $-75	+5% $29	+10% $134
Rate	-1.0pp $82	-0.5pp $4	base $-75	+0.5pp $-156	+1.0pp $-239

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: $78,264
• Closing costs: $9,392
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	63d	1	0.22mi
89 Buck Creek Ln Rossville, GA	4.0	2.5	2562	$2,450	$0.96	63d	1	0.79mi
115 Saddlebred Way Rossville, GA	4.0	2.5	1825	$2,145	$1.18	63d	1	0.80mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	93d	1	0.80mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	72d	1	0.80mi
105 Saddlebred Way Rossville, GA	4.0	2.5	2323	$2,250	$0.97	63d	1	0.81mi
81 Saddlebred Way Unit NA Rossville, GA	4.0	3.0	2170	$2,149	$0.99	93d	1	0.82mi

Listing history 50 events

1. 2026-08-08
   days on market $307,990 Active 1011 DOM
2. 2026-08-07
   days on market $307,990 Active 1010 DOM
3. 2026-08-06
   days on market $307,990 Active 1009 DOM
4. 2026-08-05
   days on market $307,990 Active 1008 DOM
5. 2026-08-04
   days on market $307,990 Active 1007 DOM
6. 2026-08-03
   days on market $307,990 Active 1006 DOM
7. 2026-07-31
   days on market $307,990 Active 1003 DOM
8. 2026-07-30
   days on market $307,990 Active 1002 DOM
9. 2026-07-29
   days on market $307,990 Active 1001 DOM
10. 2026-07-27
    days on market $307,990 Active 999 DOM
11. 2026-07-25
    days on market $307,990 Active 997 DOM
12. 2026-07-24
    days on market $307,990 Active 996 DOM
13. 2026-07-23
    days on market $307,990 Active 995 DOM
14. 2026-07-22
    days on market $307,990 Active 994 DOM
15. 2026-07-21
    days on market $307,990 Active 993 DOM
16. 2026-07-18
    days on market $307,990 Active 990 DOM
17. 2026-07-16
    days on market $307,990 Active 988 DOM
18. 2026-07-16
    days on market $307,990 Active 987 DOM
19. 2026-07-14
    days on market $307,990 Active 986 DOM
20. 2026-07-13
    days on market $307,990 Active 985 DOM
21. 2026-07-12
    days on market $307,990 Active 984 DOM
22. 2026-07-11
    days on market $307,990 Active 983 DOM
23. 2026-07-10
    days on market $307,990 Active 982 DOM
24. 2026-07-09
    days on market $307,990 Active 981 DOM
25. 2026-07-08
    days on market $307,990 Active 980 DOM
26. 2026-07-07
    days on market $307,990 Active 979 DOM
27. 2026-07-06
    days on market $307,990 Active 978 DOM
28. 2026-07-05
    days on market $307,990 Active 977 DOM
29. 2026-07-04
    days on market $307,990 Active 976 DOM
30. 2026-07-03
    days on market $307,990 Active 975 DOM
31. 2026-07-02
    days on market $307,990 Active 974 DOM
32. 2026-07-01
    days on market $307,990 Active 973 DOM
33. 2026-06-30
    days on market $307,990 Active 972 DOM
34. 2026-06-29
    days on market $307,990 Active 971 DOM
35. 2026-06-28
    days on market $307,990 Active 970 DOM
36. 2026-06-28
    days on market $307,990 Active 969 DOM
37. 2026-06-27
    days on market $307,990 Active 968 DOM
38. 2026-06-25
    days on market $307,990 Active 966 DOM
39. 2026-06-23
    days on market $307,990 Active 964 DOM
40. 2026-06-21
    days on market $307,990 Active 963 DOM
41. 2026-06-18
    days on market $307,990 Active 960 DOM
42. 2026-06-17
    days on market $307,990 Active 959 DOM
43. 2026-06-16
    days on market $307,990 Active 958 DOM
44. 2026-06-15
    days on market $307,990 Active 957 DOM
45. 2026-06-14
    days on market $307,990 Active 955 DOM
46. 2026-06-13
    days on market $307,990 Active 954 DOM
47. 2026-06-10
    days on market $307,990 Active 952 DOM
48. 2026-06-09
    days on market $307,990 Active 951 DOM
49. 2026-06-08
    days on market $307,990 Active 950 DOM
50. 2026-06-07
    days on market $307,990 Active 949 DOM

ⓘ 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: $31,721
• − Mortgage interest: −$17,536
• − Property taxes: −$4,696
• − Insurance: −$1,565
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − Depreciation: −$9,107
• Taxable loss: −$6,259
• Est. tax savings @ 24.0%: +$1,502
• After-tax cash flow: $600/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 None rehab

This Belhaven floor plan is in excellent condition with modern finishes and a well-maintained exterior. Upgrades to the exterior and interior can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bedrooms — Replacing carpet with hardwood or tile can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more appealing to tech-savvy buyers and renters. ↑

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Stone Creek Elementary School F GA #810/1,228 Nat'l #32,000/41,679 Middle Rossville Middle School F GA #368/470 Nat'l #11,948/14,009 High Ridgeland High School F GA #225/424 Nat'l #13,947/17,239

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

D Composite livability gradescore 56/100

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

• County: Walker County · 66,050 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: 8% of renters

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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%

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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%

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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

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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

+2.0% since first listed

4 events — show timeline

• 2025-03-02 Price Changed $307,990 Zillow
• 2025-01-02 Price Changed $305,990 Zillow
• 2024-10-02 Price Changed $303,990 Zillow
• 2023-11-01 Listed $301,990 Zillow