705 W 6th St · Chickamauga, GA 30707

$123,000

3 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 18 Days on market

Built 1973

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Why this score? — see what drove the C+ 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

ALOT OF HOME FOR THE MONEY LOCATED IN THE HEART OF CHICKAMAUGA. THIS DOES NEED SOME WORK AND BEING SOLD & quot; AS IS& quot; . CLOSE TO SCHOOLS, SHOPPING, CHURCHES. HAS A NICE LOT AND 2 ADJOINING LOTS COME WITH THIS. POLE BARN TYPE CARPORT IN BACK.

Key facts

• Close to schools
• Nice lot
• 2 adjoining lots

Tags

• HEART OF CHICKAMAUGA
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• NICE LOT
• 2 ADJOINING LOTS
• POLE BARN TYPE CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $121k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Market conditions: 160 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $850 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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.
• Current owner paid $26k; list at $123k implies a 373% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $121,155 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $300,348
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Gordon St	0.24mi	3/2.0	1,404 (-4%)	9mo	$215,000	$153	71
308 Pinehurst Cir	0.50mi	3/2.0	1,512 (+4%)	2mo	$339,000	$224	64
201 Crescent Ave	0.32mi	3/2.0	1,572 (+8%)	11mo	$270,000	$172	58
208 Wheeler Ave	0.39mi	3/2.0	1,284 (-12%)	4mo	$285,000	$222	54
102 Dogwood Trl	0.74mi	3/2.5	1,494 (+2%)	4mo	$300,000	$201	52
107 Hamel Dr	0.58mi	3/2.0	1,620 (+11%)	2mo	$279,000	$172	49
113 Ireland Ln	0.67mi	3/2.0	1,400 (-4%)	12mo	$265,000	$189	48
906 Stewart Ave	0.67mi	3/2.0	1,400 (-4%)	14mo	$290,000	$207	46
910 Crittenden Ave	0.63mi	3/2.0	1,311 (-10%)	5mo	$270,000	$206	45
903 Crittenden Ave Ave	0.58mi	3/1.0	1,306 (-10%)	13mo	$131,352	$101	45
409 Elder Ave	0.63mi	3/2.0	1,264 (-13%)	1mo	$272,000	$215	44
32 Seven Pines Ln	0.72mi	3/2.0	1,650 (+13%)	10mo	$389,000	$236	32

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,996
• Equity at exit: $18,340

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $31,979
• Equity at exit: $10,635

Cash invested: $34,440 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $361

Break-even live

Break-even rent $920

Max offer price $123,000

Occupancy floor 69%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
196 Rogers Rd Chickamauga, GA	3.0	1.0	1100	$1,525	$1.39	23d	1	0.57mi
111 Wilder Rd Chickamauga, GA	2.0	1.0	968	$1,099	$1.14	44d	1	0.85mi
217 Longwood St Chickamauga, GA	3.0	2.0	1100	$1,599	$1.45	21d	1	1.21mi
1217 Osburn Rd Unit 1211 Chickamauga, GA	2.0	2.0	950	$1,150	$1.21	23d	1	1.28mi

Listing history 14 events

1. 2026-06-16
   days on market $123,000 Active 18 DOM
2. 2026-06-15
   days on market $123,000 Active 17 DOM
3. 2026-06-13
   days on market $123,000 Active 15 DOM
4. 2026-06-12
   days on market $123,000 Active 14 DOM
5. 2026-06-09
   days on market $123,000 Active 11 DOM
6. 2026-06-08
   days on market $123,000 Active 10 DOM
7. 2026-06-07
   days on market $123,000 Active 9 DOM
8. 2026-06-04
   days on market $123,000 Active 5 DOM
9. 2026-06-02
   days on market $123,000 Active 4 DOM
10. 2026-06-01
    days on market $123,000 Active 3 DOM
11. 2026-05-31
    days on market $123,000 Active 2 DOM
12. 2026-05-30
    listed $123,000 Active
13. 2013-08-09
    soldstatus $26,000
14. 2013-03-08
    listed $39,900

ⓘ 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: $365 · $30/mo
• Projected year-2 tax: $1,132 · $94/mo
• Expected delta: +$766/yr (+$64/mo · 209.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $16,520
• − Mortgage interest: −$6,890
• − Property taxes: −$365
• − Insurance: −$615
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,578
• Taxable income: $2,428
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $3,747/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

+208.3% since first listed

3 events — show timeline

• 2026-05-30 Listed $123,000 FSBO.com
• 2013-08-09 Sold (Public Records) $26,000 Public Records
• 2013-03-08 Listed $39,900 RCAOR

Property tax history

+7.4%/yr

Latest (2025): $365 · -8.1% YoY. Source: county tax records.