196 North Ave · Chattanooga Valley, GA 30725

$389,900

9 bd · 3.0 ba · 1,536 sqft · MultiFamily public records · 153 Days on market

Built 2002 0.59 ac lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Back on the market through no fault of the seller. FHA appraisal came in at $425,000! Two Duplexes on one parcel; four doors. Each unit is 2 bedrooms and 1 full bath upstairs with main level living and an half bath. Open floor plans with covered front porch. Top of North Avenue in the trees with views toward Lookout Mountain. Tenants pay for lawn care and pest control in addition to base rent. NOW FULLY RENTED GENERATING A TOTAL OF $3,447/MONTH.

Key facts

• Covered front porch
• Open floor plans
• 0.59 acre lot

Tags

• DUPLEXES ON ONE PARCEL
• OPEN FLOOR PLANS
• COVERED FRONT PORCH
• VIEWS TOWARD LOOKOUT MOUNTAIN

Property features AI

Finance

• Financial info: Tenant pays electricity and water; other tenant responsibilities may apply

Exterior

• Parking: Detached parking; Driveway access; Gravel parking surface
• Utilities: Public water; Public sewer; Electric service available
• Home design: Residential income property (quadruplex); Attached property; Two levels
• Construction: Constructed with other materials; Other roof type
• Exterior features: Lot dimensions approximately 100 x 257; Public water available; Public sewer available; Electricity available

Interior

• Bedrooms: Four 2-bedroom units
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Central heating and central electric cooling

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $357/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $390k).
• Recommended offer: $343k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.7% in Chattanooga Valley — 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 58/100 on livability (#427 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing B+; Watch: amenities F, commute F, employment 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: Chattanooga Valley Elementary School (math 33% / reading 40%, grade F, #509 of 1,228 statewide, top 42%, 462 students, 65% FRL); Ridgeland High School (math 23% / reading 19%, grade F, #225 of 424 statewide, top 54%, 1,244 students, 70% FRL).
• Market conditions: 37 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 $3k of loan paydown is wiped out by about $12k 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 $109k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $343,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $4,918
• Equity at exit: $58,135

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $91,742
• Equity at exit: $33,711

Cash invested: $109,172 (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 30725

• Home prices YoY: -4.5%
• Active inventory: 37
• Price-to-rent: 21.9×

Monthly cashflow live

• Estimated rent: $4,458 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$244 /mo · $2,930/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$936
• Net cashflow: $1,070

Break-even live

Break-even rent $3,103

Max offer price $389,900

Occupancy floor 71%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$4,458
Total (3 units)			$4,458

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $389,900 Active 153 DOM
2. 2026-06-17
   days on market $389,900 Active 152 DOM
3. 2026-06-16
   days on market $389,900 Active 151 DOM
4. 2026-06-15
   days on market $389,900 Active 150 DOM
5. 2026-06-14
   days on market $389,900 Active 148 DOM
6. 2026-06-13
   days on market $389,900 Active 147 DOM
7. 2026-06-10
   days on market $389,900 Active 145 DOM
8. 2026-06-09
   days on market $389,900 Active 144 DOM
9. 2026-06-08
   days on market $389,900 Active 143 DOM
10. 2026-06-07
    days on market $389,900 Active 142 DOM
11. 2026-06-05
    days on market $389,900 Active 139 DOM
12. 2026-06-03
    days on market $389,900 Active 138 DOM
13. 2026-06-02
    days on market $389,900 Active 137 DOM
14. 2026-06-01
    days on market $389,900 Active 136 DOM
15. 2026-05-31
    days on market $389,900 Active 135 DOM
16. 2026-05-30
    days on market $389,900 Active 134 DOM
17. 2026-05-21
    status Active 450-char remark

    Show marketing remark (450 chars)

    Back on the market through no fault of the seller. FHA appraisal came in at $425,000! Two Duplexes on one parcel; four doors. Each unit is 2 bedrooms and 1 full bath upstairs with main level living and an half bath. Open floor plans with covered front porch. Top of North Avenue in the trees with views toward Lookout Mountain. Tenants pay for lawn care and pest control in addition to base rent. NOW FULLY RENTED GENERATING A TOTAL OF $3,447/MONTH.

18. 2026-05-21
    status Active

    Show marketing remark (450 chars)

    Back on the market through no fault of the seller. FHA appraisal came in at $425,000! Two Duplexes on one parcel; four doors. Each unit is 2 bedrooms and 1 full bath upstairs with main level living and an half bath. Open floor plans with covered front porch. Top of North Avenue in the trees with views toward Lookout Mountain. Tenants pay for lawn care and pest control in addition to base rent. NOW FULLY RENTED GENERATING A TOTAL OF $3,447/MONTH.

19. 2026-04-08
    status Pending 450-char remark

    Show marketing remark (450 chars)

    Back on the market through no fault of the seller. FHA appraisal came in at $425,000! Two Duplexes on one parcel; four doors. Each unit is 2 bedrooms and 1 full bath upstairs with main level living and an half bath. Open floor plans with covered front porch. Top of North Avenue in the trees with views toward Lookout Mountain. Tenants pay for lawn care and pest control in addition to base rent. NOW FULLY RENTED GENERATING A TOTAL OF $3,447/MONTH.

20. 2026-04-08
    historical Active Under Contract

    Show marketing remark (450 chars)

    Back on the market through no fault of the seller. FHA appraisal came in at $425,000! Two Duplexes on one parcel; four doors. Each unit is 2 bedrooms and 1 full bath upstairs with main level living and an half bath. Open floor plans with covered front porch. Top of North Avenue in the trees with views toward Lookout Mountain. Tenants pay for lawn care and pest control in addition to base rent. NOW FULLY RENTED GENERATING A TOTAL OF $3,447/MONTH.

21. 2026-03-06
    price $389,900 450-char remark

    Show marketing remark (450 chars)

    Back on the market through no fault of the seller. FHA appraisal came in at $425,000! Two Duplexes on one parcel; four doors. Each unit is 2 bedrooms and 1 full bath upstairs with main level living and an half bath. Open floor plans with covered front porch. Top of North Avenue in the trees with views toward Lookout Mountain. Tenants pay for lawn care and pest control in addition to base rent. NOW FULLY RENTED GENERATING A TOTAL OF $3,447/MONTH.

22. 2026-03-06
    price $389,900

    Show marketing remark (450 chars)

    Back on the market through no fault of the seller. FHA appraisal came in at $425,000! Two Duplexes on one parcel; four doors. Each unit is 2 bedrooms and 1 full bath upstairs with main level living and an half bath. Open floor plans with covered front porch. Top of North Avenue in the trees with views toward Lookout Mountain. Tenants pay for lawn care and pest control in addition to base rent. NOW FULLY RENTED GENERATING A TOTAL OF $3,447/MONTH.

23. 2026-01-17
    listed $399,900 Active

    Show marketing remark (450 chars)

    Back on the market through no fault of the seller. FHA appraisal came in at $425,000! Two Duplexes on one parcel; four doors. Each unit is 2 bedrooms and 1 full bath upstairs with main level living and an half bath. Open floor plans with covered front porch. Top of North Avenue in the trees with views toward Lookout Mountain. Tenants pay for lawn care and pest control in addition to base rent. NOW FULLY RENTED GENERATING A TOTAL OF $3,447/MONTH.

24. 2026-01-17
    listed $399,900 Active 450-char remark

    Show marketing remark (450 chars)

    Back on the market through no fault of the seller. FHA appraisal came in at $425,000! Two Duplexes on one parcel; four doors. Each unit is 2 bedrooms and 1 full bath upstairs with main level living and an half bath. Open floor plans with covered front porch. Top of North Avenue in the trees with views toward Lookout Mountain. Tenants pay for lawn care and pest control in addition to base rent. NOW FULLY RENTED GENERATING A TOTAL OF $3,447/MONTH.

25. 2024-10-03
    historical $1,090
26. 2024-04-10
    listed $1,090
27. 2024-04-10
    historical $1,090
28. 2024-03-13
    listed $1,090
29. 2023-03-02
    soldstatus $340,000
30. 2023-02-28
    soldstatus $340,000 Closed 372-char remark

    Show marketing remark (372 chars)

    2 DUPLEXES on the same parcel. 4 UNITS TOTAL Both sets of duplexes have 2 bedrooms and 1 full bath with an open floor plan living and kitchen area. Three of the four units have been updated with new flooring, paint, bathroom cabinetry and fixtures. Two units with new refrigerators. Both duplexes are 2 story and have a charming front porch. ALL units currently occupied .

31. 2023-02-28
    soldstatus $340,000

    Show marketing remark (372 chars)

    2 DUPLEXES on the same parcel. 4 UNITS TOTAL Both sets of duplexes have 2 bedrooms and 1 full bath with an open floor plan living and kitchen area. Three of the four units have been updated with new flooring, paint, bathroom cabinetry and fixtures. Two units with new refrigerators. Both duplexes are 2 story and have a charming front porch. ALL units currently occupied .

32. 2023-01-24
    historical Contingent 372-char remark

    Show marketing remark (372 chars)

    2 DUPLEXES on the same parcel. 4 UNITS TOTAL Both sets of duplexes have 2 bedrooms and 1 full bath with an open floor plan living and kitchen area. Three of the four units have been updated with new flooring, paint, bathroom cabinetry and fixtures. Two units with new refrigerators. Both duplexes are 2 story and have a charming front porch. ALL units currently occupied .

33. 2023-01-03
    price $345,000 372-char remark

    Show marketing remark (372 chars)

    2 DUPLEXES on the same parcel. 4 UNITS TOTAL Both sets of duplexes have 2 bedrooms and 1 full bath with an open floor plan living and kitchen area. Three of the four units have been updated with new flooring, paint, bathroom cabinetry and fixtures. Two units with new refrigerators. Both duplexes are 2 story and have a charming front porch. ALL units currently occupied .

34. 2022-12-27
    status Active 372-char remark

    Show marketing remark (372 chars)

    2 DUPLEXES on the same parcel. 4 UNITS TOTAL Both sets of duplexes have 2 bedrooms and 1 full bath with an open floor plan living and kitchen area. Three of the four units have been updated with new flooring, paint, bathroom cabinetry and fixtures. Two units with new refrigerators. Both duplexes are 2 story and have a charming front porch. ALL units currently occupied .

35. 2022-12-02
    historical Contingent 372-char remark

    Show marketing remark (372 chars)

    2 DUPLEXES on the same parcel. 4 UNITS TOTAL Both sets of duplexes have 2 bedrooms and 1 full bath with an open floor plan living and kitchen area. Three of the four units have been updated with new flooring, paint, bathroom cabinetry and fixtures. Two units with new refrigerators. Both duplexes are 2 story and have a charming front porch. ALL units currently occupied .

36. 2022-11-04
    listed $375,000 Active 372-char remark

    Show marketing remark (372 chars)

    2 DUPLEXES on the same parcel. 4 UNITS TOTAL Both sets of duplexes have 2 bedrooms and 1 full bath with an open floor plan living and kitchen area. Three of the four units have been updated with new flooring, paint, bathroom cabinetry and fixtures. Two units with new refrigerators. Both duplexes are 2 story and have a charming front porch. ALL units currently occupied .

37. 2022-07-19
    soldstatus $350,000
38. 2022-02-01
    soldstatus $65,000
39. 2013-09-03
    soldstatus $200,000

ⓘ 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: $2,930 · $244/mo
• Projected year-2 tax: $3,587 · $299/mo
• Expected delta: +$657/yr (+$55/mo · 22.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $53,496
• − Mortgage interest: −$21,840
• − Property taxes: −$2,930
• − Insurance: −$1,950
• − Repairs & maintenance: −$4,280
• − Management: −$4,280
• − Depreciation: −$11,343
• Taxable income: $6,874
• Est. tax owed @ 24.0%: −$1,650
• After-tax cash flow: $11,196/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: 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 — Chattanooga Valley

• Score: 58/100
• State rank: #427
• US rank: #20953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chattanooga Valley, GA
• City population: 5,188
• Population (ZIP): 5,188

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 3% Black 2%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Italian 4% Slovak 4% Iranian 2%
• Languages at home: 99% English-only · German/W. Germanic 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: ▼ -12.59%
• Current HPI: 266.9059
• 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

+95.0% since first listed

23 events — show timeline

• 2026-05-21 Relisted — GCAR
• 2026-05-21 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-08 Pending — GCAR
• 2026-04-08 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-03-06 Price Changed $389,900 GCAR
• 2026-03-06 Price Changed $389,900 REALTRACS as Distributed by MLS Grid
• 2026-01-17 Listed $399,900 REALTRACS as Distributed by MLS Grid
• 2026-01-17 Listed $399,900 GCAR
• 2024-10-03 Rental Removed $1,090 APPFOLIO
• 2024-04-10 Listed for Rent $1,090 APPFOLIO
• 2024-04-10 Rental Removed $1,090 APPFOLIO
• 2024-03-13 Listed for Rent $1,090 APPFOLIO
• 2023-03-02 Sold (Public Records) $340,000 Public Records
• 2023-02-28 Sold (MLS) $340,000 REALTRACS as Distributed by MLS Grid
• 2023-02-28 Sold (MLS) $340,000 GCAR
• 2023-01-24 Contingent — GCAR
• 2023-01-03 Price Changed $345,000 GCAR
• 2022-12-27 Relisted — GCAR
• 2022-12-02 Contingent — GCAR
• 2022-11-04 Listed $375,000 GCAR
• 2022-07-19 Sold (Public Records) $350,000 Public Records
• 2022-02-01 Sold (Public Records) $65,000 Public Records
• 2013-09-03 Sold (Public Records) $200,000 Public Records

Property tax history

+47.8%/yr

Latest (2025): $2,930 · +2.1% YoY. Source: county tax records.