754 Hickory St · Lakeview, GA 30741

$150,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 19 Days on market

Built 1940 0.25 ac lot Est $138k · 9% over

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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 +15.4/30.0
• DSCR +4.8/10.0
• Rent growth +4.4/5.0
• ARV discount +3.7/15.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 794 Hickory St in Rossville, GA. This property is ideal for first-time homebuyers, downsizers, or investors. Enjoy a generous yard with plenty of room for outdoor entertaining, gardening, or relaxing. Conveniently located near schools, shopping, dining, and just minutes from Chattanooga, this home provides easy access to everyday amenities while maintaining a peaceful neighborhood setting. Don't miss this opportunity to own an affordable home in a desirable Rossville location. Schedule your private showing today!

Key facts

• Generous yard
• Outdoor entertaining
• 0.25 acre lot

Tags

• GENEROUS YARD
• OUTDOOR ENTERTAINING
• PEACEFUL NEIGHBORHOOD
• DESIRABLE ROSSVILLE LOCATION

Property features AI

Exterior

• Parking: Detached parking; Asphalt and gravel surfaces; Total parking spaces: 0 (no assigned spaces listed)
• Utilities: Public water; Septic tank; Electricity available; Water available
• Home design: Residential property; Three or more levels; Entry level: main; Facing direction: not specified
• Construction: Vinyl siding; Asphalt roof; Block foundation; Year built: existing
• Exterior features: Lot approximately 0.25 acre (75 x 147); Other lot features

Interior

• Kitchen: Refrigerator; Electric range; Dishwasher; Eat-in layout
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard electric heating; Central air; Wall/window unit(s)
• Interior features: Eat-in kitchen; Refrigerator; Electric range; Dishwasher
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $59 ($708/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (18.3% below list).
• Recommended offer: $123k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.9% in Lakeview — 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 69/100 on livability (#106 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F.
• Catoosa County (suburban): math 36% / reading 41% proficiency, ranked #49 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cloud Springs Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 279 students, 74% FRL); Lakeview Middle School (math 24% / reading 32%, grade F, #265 of 470 statewide, top 57%, 690 students, 67% FRL); Lakeview-Fort Oglethorpe High School (math 14% / reading 22%, grade F, #258 of 424 statewide, top 62%, 1,023 students, 55% FRL) — zoned schools average 65% FRL vs 41% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 38% district-wide (-12 pts) — the specific schools serving this property underperform the Catoosa County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.4%/yr); 430 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 848 units permitted in Catoosa County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Catoosa County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,605 (18.3% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $138,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Catoosa St	0.32mi	2/1.0	854 (+11%)	2mo	$150,000	$176	64
1182 Lakeview Dr	0.55mi	2/1.0	720 (-6%)	14mo	$129,550	$180	53
1366 Lakeview Dr	0.72mi	2/2.0	860 (+12%)	0mo	$210,000	$244	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 · 7.44% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.65×
• Total profit: $-14,886
• Equity at exit: $22,365

10-year hold

• IRR: 4.8%
• Equity multiple: 1.41×
• Total profit: $17,372
• Equity at exit: $12,969

Cash invested: $42,000 (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: 430
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$787
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $59

Break-even live

Break-even rent $1,151

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $144	-5% $101	+0% $59	+5% $17	+10% $-26
Rent	-10% $-38	-5% $11	+0% $59	+5% $107	+10% $156
Rate	-1.0pp $135	-0.5pp $97	base $59	+0.5pp $20	+1.0pp $-19

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	15d	1	0.47mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	23d	1	0.50mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	15d	1	0.50mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,350	$1.72	45d	1	0.55mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,200	$1.53	15d	1	0.55mi
47 Bryan Ln Rossville, GA	1.0	1.0	600	$875	$1.46	15d	1	0.55mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	25d	1	0.75mi
124 Callan Dr Rossville, GA	1.0	1.0	600	$899	$1.50	25d	1	0.77mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	15d	1	0.83mi
1413 Mana Ln Chattanooga, TN	2.0	1.0	990	$1,200	$1.21	25d	1	0.83mi
1408 Mana Ln East Ridge, TN	2.0–3.0	1.5–2.5	1357	$1,279	$0.94	15d	3	0.90mi
1302 Ridgefield Cir Chattanooga, TN	2.0	1.0	802	$1,199	$1.50	25d	1	1.09mi
704 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	15d	2	1.17mi
301 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	45d	1	1.18mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	25d	1	1.19mi
100 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	15d	1	1.31mi
108 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	25d	1	1.31mi
2027 Lee St East Ridge, TN	2.0	1.0	655	$1,275	$1.95	25d	1	1.40mi
3380 Shadowlawn Dr Unit 2 Chattanooga, TN	2.0	2.0	629	$1,323	$2.10	15d	1	1.45mi
3392 Shadowlawn Dr Unit A East Ridge, TN	1.0	1.0	800	$1,003	$1.25	15d	1	1.46mi

Listing history 12 events

1. 2026-06-21
   days on market $150,000 Active 19 DOM
2. 2026-06-18
   days on market $150,000 Active 16 DOM
3. 2026-06-17
   days on market $150,000 Active 15 DOM
4. 2026-06-16
   days on market $150,000 Active 14 DOM
5. 2026-06-15
   days on market $150,000 Active 13 DOM
6. 2026-06-14
   days on market $150,000 Active 11 DOM
7. 2026-06-10
   days on market $150,000 Active 8 DOM
8. 2026-06-09
   days on market $150,000 Active 7 DOM
9. 2026-06-08
   days on market $150,000 Active 6 DOM
10. 2026-06-07
    days on market $150,000 Active 5 DOM
11. 2026-06-03
    remarks 529-char remark
12. 2026-06-03
    listed $150,000 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: $725 · $60/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$655/yr (+$55/mo · 90.2%)

ⓘ 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 ≥105°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: $14,713
• − Mortgage interest: −$8,402
• − Property taxes: −$725
• − Insurance: −$750
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$4,364
• Taxable loss: −$1,883
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $1,160/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: Catoosa County
• NCES district ID: 1300930
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,913
• Composite: 33.13/100
• National rank: #5558
• State rank: #49 of 174 in GA

Livability — Lakeview

• Score: 69/100
• State rank: #106
• US rank: #8207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeview, GA
• County: Walker County · 48,831 people
• 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 (Catoosa County) Hauer SSP2

• Today (2025): 70,112 people
• By 2030: 71,621 · +2.2%
• By 2040: 73,595 · +5.0%
• By 2050: 73,921 · +5.4%
• By 2075: 72,135 · +2.9%
• By 2100: 65,979 · -5.9%

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 · Catoosa

• 2024 margin: Solid R (+55.5) · D 22.0% · R 77.5%
• 2008→2024 swing: -5.7pp toward R · 2008: -49.8pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+56.0 2016: R+60.7 2012: R+52.8 2008: R+49.8

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

+552.2% since first listed

9 events — show timeline

• 2026-06-02 Listed $150,000 REALTRACS as Distributed by MLS Grid
• 2026-06-02 Listed $150,000 GCAR
• 2020-11-13 Sold (MLS) $50,000 REALTRACS as Distributed by MLS Grid
• 2020-11-13 Sold (MLS) $50,000 GCAR
• 2020-10-30 Delisted — GCAR
• 2020-10-22 Relisted — GCAR
• 2020-10-13 Contingent — GCAR
• 2020-10-12 Listed $60,000 GCAR
• 1992-12-28 Sold (Public Records) $23,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $725 · +11.9% YoY. Source: county tax records.