911 S Highway 341 · Chickamauga, GA 30707

$85,000

4 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 7 Days on market

Built 1984 1.30 ac lot ↓ 35% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in Chickamauga City Limits! Calling all investors, flippers, and renovation enthusiasts! This 4-bedroom, 2-bath home offers a rare opportunity to create substantial value in one of Walker County's most desirable locations. Situated just inside the city limits of Chickamauga and zoned for the highly sought-after Chickamauga City School District, this property is ready for a complete transformation. Bring your vision and your contractor--this home will require a full renovation and is being sold as-is, but the potential is undeniable. With a spacious floor plan, generous lot, and excellent location, this could be the perfect project for a flip, rental investment, or custom

Key facts

• Spacious floor plan
• Private setting
• 1.3 acre lot

Tags

• CHICKAMAUGA CITY LIMITS
• CHICKAMAUGA CITY SCHOOLS
• INVESTMENT OPPORTUNITY
• RENOVATION OPPORTUNITY
• PRIVATE SETTING
• SPACIOUS FLOOR PLAN

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single-family residence; One story; Fixer condition
• Construction: Vinyl siding; Metal roof; Block foundation; Built on crawl space
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: No appliances included
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fans for cooling; Other cooling (unspecified); No heating
• Interior features: Ceiling fans
• Laundry & utility: Laundry area in kitchen; Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 17.5% vs local median 2.4% in Chickamauga — 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 68/100 on livability (#133 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.
• Chickamauga City (suburban): math 50% / reading 60% proficiency, ranked #10 of 174 in GA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Chickamauga Elementary School (math 51% / reading 61%, grade C+, #165 of 1,228 statewide, top 14%, 558 students, 14% FRL); Gordon Lee Middle School (math 51% / reading 57%, grade B-, #53 of 470 statewide, top 12%, 311 students, 18% FRL); Gordon Lee High School (math 42% / reading 67%, grade C-, #21 of 424 statewide, top 5%, 408 students, 12% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 160 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

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. 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.
3. 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.
4. 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: 1.92% ✓
• Cap rate: 17.49%
• Cash-on-cash: 39.98%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $256,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Dogwood Trl	0.38mi	3/2.5 (-1)	1,494 (+2%)	4mo	$300,000	$201	68
1318 Highway S 341	0.35mi	3/2.0 (-1)	1,416 (-3%)	12mo	$245,000	$173	64
406 E 16th St	0.57mi	3/2.0 (-1)	1,414 (-3%)	6mo	$232,850	$165	57
702 Cove Rd	0.23mi	3/1.0 (-1)	1,350 (-8%)	12mo	$227,500	$169	57
308 Pinehurst Cir	0.67mi	3/2.0 (-1)	1,512 (+3%)	2mo	$339,000	$224	56
409 Elder Ave	0.50mi	3/2.0 (-1)	1,264 (-14%)	1mo	$272,000	$215	48
404 Crescent Ave	0.50mi	3/2.0 (-1)	1,312 (-10%)	15mo	$230,000	$175	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 2.54×
• Total profit: $36,693
• Equity at exit: $12,674

10-year hold

• IRR: 43.0%
• Equity multiple: 5.07×
• Total profit: $96,851
• Equity at exit: $7,349

Cash invested: $23,800 (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 30707

• Home prices YoY: -18.9%
• Active inventory: 160
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $793

Break-even live

Break-even rent $631

Max offer price $85,000

Occupancy floor 46%

Sensitivity live

Price	-10% $841	-5% $817	+0% $793	+5% $769	+10% $745
Rent	-10% $664	-5% $728	+0% $793	+5% $857	+10% $922
Rate	-1.0pp $836	-0.5pp $814	base $793	+0.5pp $771	+1.0pp $748

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $85,000 Active 7 DOM
2. 2026-06-18
   days on market $85,000 Active 5 DOM
3. 2026-06-17
   days on market $85,000 Active 4 DOM
4. 2026-06-16
   days on market $85,000 Active 3 DOM
5. 2026-06-15
   days on market $85,000 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $85,000 Active 1 DOM

ⓘ 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: $205 · $17/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$577/yr (+$48/mo · 281.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $19,611
• − Mortgage interest: −$4,761
• − Property taxes: −$205
• − Insurance: −$425
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$2,473
• Taxable income: $8,610
• Est. tax owed @ 24.0%: −$2,066
• After-tax cash flow: $7,448/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: Chickamauga City
• NCES district ID: 1301140
• Math proficiency: 50% ▼ -7.00%
• Reading proficiency: 60% ▼ -3.00%
• Median HH income: $45,292
• Composite: 46.45/100
• National rank: #2445
• State rank: #10 of 174 in GA

Livability — Chickamauga

• Score: 68/100
• State rank: #133
• US rank: #9195

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: Chickamauga, GA
• Population (ZIP): 16,847

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 (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -63.05%
• Current HPI: 270.6502
• Rent YoY: —
• Metro: —
• 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

-34.6% since first listed

4 events — show timeline

• 2026-06-11 Listed $85,000 GCAR
• 2026-03-10 Listing Removed — GAMLS
• 2026-02-27 Price Changed $114,900 GAMLS
• 2026-02-19 Listed $129,900 GAMLS

Property tax history

+4.7%/yr

Latest (2025): $205 · +0.0% YoY. Source: county tax records.