Cali Plan · Fairview, GA 30741

$302,990

4 bd · 2.0 ba · 1,764 sqft · SingleFamily · 960 Days on market

Excellent 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 +11.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +4.4/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +2.9/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Cali floor plan is available in the Hawk's Ridge community located in Rossville. This single-story layout is designed to maximize living space with an open-concept kitchen that overlooks the living area, dining room, and covered patio. Entertaining guests is a breeze, as this popular home features a spacious kitchen island and pantry for extra storage. The primary bedroom is located at the back of the home, off the living space, ensuring privacy. It comes with a walk-in closet and a spacious bathroom. At the front of the house, two more bedrooms share a second full bathroom. Across the hall, there is a fourth bedroom. This home offers ample space to fit all your needs. 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 the homes as built. Square footage dimensions are approximate. Buyer should conduct his or her own investigation of the present and future availability of school districts and school assignments. D. R. Horton has no control or responsibility for any changes to school districts or school assignments should they occur in the future.

Key facts

• 2 garage spots
• Listed 960 days

🏗️ New construction. The $302,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $312,030.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $303k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (13.7% below list).
• Recommended offer: $261k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.9% in Fairview — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, schools F, amenities 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.
• Market conditions: Rents rising fast (+7.4%/yr); 425 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• At $2,614/mo this rent would consume 53% 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 $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 960 days — a 12% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Recommended offer $261,413 (13.7% 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 960 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: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (median comp): $312,030
• List price: $302,990
• Delta: -2.90%
• 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
57 Quarter St	0.01mi	4/2.0	1,765 (+0%)	3mo	$312,600	$177	97
52 Quarter Street St	0.03mi	3/2.5 (-1)	1,749 (-1%)	1mo	$286,000	$164	90
33 Quarter Street St	0.02mi	3/2.5 (-1)	1,749 (-1%)	6mo	$270,000	$154	86
70 Draft St	0.08mi	3/2.5 (-1)	1,749 (-1%)	4mo	$287,500	$164	85
19 Quarter St. St	0.03mi	3/2.5 (-1)	1,749 (-1%)	7mo	$270,000	$154	84
334 Draft Street St	0.31mi	3/2.5 (-1)	1,749 (-1%)	1mo	$291,815	$167	76
275 Quarter St	0.20mi	3/2.5 (-1)	1,784 (+1%)	7mo	$262,000	$147	76
283 Draft St	0.24mi	3/2.5 (-1)	1,749 (-1%)	11mo	$292,000	$167	72
21 Saddle St	0.24mi	4/2.5	1,976 (+12%)	6mo	$285,000	$144	62
327 Draft St	0.24mi	4/2.5	1,991 (+13%)	8mo	$287,000	$144	59
269 Draft St	0.24mi	4/2.5	1,991 (+13%)	10mo	$270,000	$136	57
289 Draft St	0.24mi	4/2.5	1,991 (+13%)	10mo	$307,790	$155	57

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: -13.5%
• Equity multiple: 0.49×
• Total profit: $-44,131
• Equity at exit: $46,525

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $9,128
• Equity at exit: $26,979

Cash invested: $87,368 (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: 425
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,614 high
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,680/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-91

Break-even live

Break-even rent $2,730

Max offer price $298,832

Occupancy floor 98%

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: $78,007
• Closing costs: $9,361
• 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	14d	1	0.22mi
89 Buck Creek Ln Rossville, GA	4.0	2.5	2562	$2,450	$0.96	14d	1	0.79mi
115 Saddlebred Way Rossville, GA	4.0	2.5	1825	$2,145	$1.18	14d	1	0.80mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	23d	1	0.80mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	44d	1	0.80mi
105 Saddlebred Way Rossville, GA	4.0	2.5	2323	$2,250	$0.97	14d	1	0.81mi
81 Saddlebred Way Unit NA Rossville, GA	4.0	3.0	2170	$2,149	$0.99	44d	1	0.82mi

Listing history 20 events

1. 2026-06-18
   days on market $302,990 Active 960 DOM
2. 2026-06-17
   days on market $302,990 Active 959 DOM
3. 2026-06-16
   days on market $302,990 Active 958 DOM
4. 2026-06-15
   days on market $302,990 Active 957 DOM
5. 2026-06-14
   days on market $302,990 Active 955 DOM
6. 2026-06-13
   days on market $302,990 Active 954 DOM
7. 2026-06-10
   days on market $302,990 Active 952 DOM
8. 2026-06-09
   days on market $302,990 Active 951 DOM
9. 2026-06-08
   days on market $302,990 Active 950 DOM
10. 2026-06-07
    days on market $302,990 Active 949 DOM
11. 2026-06-05
    days on market $302,990 Active 946 DOM
12. 2026-06-03
    days on market $302,990 Active 945 DOM
13. 2026-06-02
    days on market $302,990 Active 944 DOM
14. 2026-06-01
    days on market $302,990 Active 943 DOM
15. 2026-05-31
    days on market $302,990 Active 942 DOM
16. 2026-05-30
    days on market $302,990 Active 941 DOM
17. 2025-03-02
    price $302,990 1357-char remark

    Show marketing remark (1357 chars)

    The Cali floor plan is available in the Hawk's Ridge community located in Rossville. This single-story layout is designed to maximize living space with an open-concept kitchen that overlooks the living area, dining room, and covered patio. Entertaining guests is a breeze, as this popular home features a spacious kitchen island and pantry for extra storage. The primary bedroom is located at the back of the home, off the living space, ensuring privacy. It comes with a walk-in closet and a spacious bathroom. At the front of the house, two more bedrooms share a second full bathroom. Across the hall, there is a fourth bedroom. This home offers ample space to fit all your needs. 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 the homes as built. Square footage dimensions are approximate. Buyer should conduct his or her own investigation of the present and future availability of school districts and school assignments. D. R. Horton has no control or responsibility for any changes to school districts or school assignments should they occur in the future.

18. 2025-01-02
    price $300,990 1357-char remark

    Show marketing remark (1357 chars)

    The Cali floor plan is available in the Hawk's Ridge community located in Rossville. This single-story layout is designed to maximize living space with an open-concept kitchen that overlooks the living area, dining room, and covered patio. Entertaining guests is a breeze, as this popular home features a spacious kitchen island and pantry for extra storage. The primary bedroom is located at the back of the home, off the living space, ensuring privacy. It comes with a walk-in closet and a spacious bathroom. At the front of the house, two more bedrooms share a second full bathroom. Across the hall, there is a fourth bedroom. This home offers ample space to fit all your needs. 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 the homes as built. Square footage dimensions are approximate. Buyer should conduct his or her own investigation of the present and future availability of school districts and school assignments. D. R. Horton has no control or responsibility for any changes to school districts or school assignments should they occur in the future.

19. 2024-10-02
    price $298,990 1357-char remark

    Show marketing remark (1357 chars)

    The Cali floor plan is available in the Hawk's Ridge community located in Rossville. This single-story layout is designed to maximize living space with an open-concept kitchen that overlooks the living area, dining room, and covered patio. Entertaining guests is a breeze, as this popular home features a spacious kitchen island and pantry for extra storage. The primary bedroom is located at the back of the home, off the living space, ensuring privacy. It comes with a walk-in closet and a spacious bathroom. At the front of the house, two more bedrooms share a second full bathroom. Across the hall, there is a fourth bedroom. This home offers ample space to fit all your needs. 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 the homes as built. Square footage dimensions are approximate. Buyer should conduct his or her own investigation of the present and future availability of school districts and school assignments. D. R. Horton has no control or responsibility for any changes to school districts or school assignments should they occur in the future.

20. 2023-11-01
    listed $296,990 Active 1357-char remark

    Show marketing remark (1357 chars)

    The Cali floor plan is available in the Hawk's Ridge community located in Rossville. This single-story layout is designed to maximize living space with an open-concept kitchen that overlooks the living area, dining room, and covered patio. Entertaining guests is a breeze, as this popular home features a spacious kitchen island and pantry for extra storage. The primary bedroom is located at the back of the home, off the living space, ensuring privacy. It comes with a walk-in closet and a spacious bathroom. At the front of the house, two more bedrooms share a second full bathroom. Across the hall, there is a fourth bedroom. This home offers ample space to fit all your needs. 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 the homes as built. Square footage dimensions are approximate. Buyer should conduct his or her own investigation of the present and future availability of school districts and school assignments. D. R. Horton has no control or responsibility for any changes to school districts or school assignments should they occur in the future.

ⓘ 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: $31,370
• − Mortgage interest: −$17,479
• − Property taxes: −$4,680
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$9,077
• Taxable loss: −$6,446
• Est. tax savings @ 24.0%: +$1,547
• After-tax cash flow: $453/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 · 6 photos

Excellent 95/100 None rehab

This single-family home in Fairview, GA, is in excellent condition with no visible repairs or maintenance needed. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in entryway — Improves flow and adds value
• Both New lighting fixtures — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in entryway — Improves flow and adds value ↑
• Both New lighting fixtures — Enhances curb appeal and interior aesthetics ↑

ⓘ 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

+2.0% since first listed

4 events — show timeline

• 2025-03-02 Price Changed $302,990 Zillow
• 2025-01-02 Price Changed $300,990 Zillow
• 2024-10-02 Price Changed $298,990 Zillow
• 2023-11-01 Listed $296,990 Zillow