234 Tinker Bell Cir · Chattanooga Valley, GA 30725

$219,900

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 43 Days on market

Built 1974 0.41 ac lot $127/sqft · 16% below area Est $260k · 16% under

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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 +21.5/30.0
• ARV discount +14.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• 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

Listing remarks

Charming 3-bedroom home featuring 1 full bath and 2 half baths, with recent updates including fresh paint, new flooring, and updated appliances. Conveniently located just minutes from downtown Chattanooga, offering easy access to shopping, dining, and entertainment. Perfect combination of comfort and location--don't miss this opportunity!

Key facts

• Updated appliances
• Recent updates
• Fresh paint

Tags

• RECENT UPDATES
• FRESH PAINT
• NEW FLOORING
• UPDATED APPLIANCES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Exterior

• Parking: Attached garage (2 cars); Garage faces side; Basement access to garage
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Electricity available; Cable available; Phone available
• Home design: Single-family residence; One-and-one-half story
• Construction: Other construction materials; Block foundation; Asphalt shingle roof
• Exterior features: Deck; Patio; Outbuilding; Other exterior features

Interior

• Kitchen: Refrigerator; Free-standing electric range; Dishwasher; Disposal; Electric water heater
• Bedrooms: Master downstairs
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Gas log fireplace in den/family room
• Interior features: Eat-in kitchen; Open floorplan; Master suite on main level; Aluminum-framed windows; Partial basement
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/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 $218k (0.9% below list).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); Chattanooga Valley Middle School (math 33% / reading 40%, grade F, #167 of 470 statewide, top 38%, 491 students, 67% 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; 6 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 $2k of loan paydown is wiped out by about $7k 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 43 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $23k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (median comp): $260,453
• List price: $219,900
• Delta: -15.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 Fox Run Cir S	0.36mi	3/2.0	1,724 (-1%)	1mo	$299,900	$174	82
209 Cinderella Dr	0.10mi	3/2.0	1,854 (+7%)	7mo	$275,000	$148	78
507 Tinker Bell Cir	0.07mi	3/2.0	1,529 (-12%)	2mo	$245,000	$160	75
269 Tinker Bell Cir	0.05mi	3/2.0	1,788 (+3%)	23mo	$275,000	$154	73
137 Fox Run Cir N	0.22mi	3/2.0	1,862 (+7%)	6mo	$241,000	$129	73
113 Fox Run Cir	0.18mi	3/2.0	1,945 (+12%)	6mo	$235,000	$121	67
184 Cinderella Dr	0.13mi	3/3.0	1,958 (+13%)	4mo	$240,000	$123	65
16 N Fox Run Cir	0.21mi	3/2.0	1,480 (-15%)	19mo	$279,000	$189	50
30 Yvonne Cir	0.37mi	4/2.0 (+1)	1,874 (+8%)	19mo	$327,500	$175	49

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-14,737
• Equity at exit: $32,788

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $13,948
• Equity at exit: $19,013

Cash invested: $61,572 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,179 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$148 /mo · $1,770/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $329

Break-even live

Break-even rent $1,762

Max offer price $219,900

Occupancy floor 80%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Saddlebred Way Rossville, GA	4.0	2.5	1825	$2,145	$1.18	14d	1	1.31mi
81 Saddlebred Way Unit NA Rossville, GA	4.0	3.0	2170	$2,149	$0.99	44d	1	1.33mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	23d	1	1.34mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	44d	1	1.34mi
1308 Dry Valley Rd Rossville, GA	3.0	2.5	1944	$2,250	$1.16	23d	1	1.44mi
10 Draught St Rossville, GA	3.0–5.0	2.0–3.0	2055	$1,895	$0.92	14d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $219,900 Active 43 DOM
2. 2026-06-17
   days on market $219,900 Active 42 DOM
3. 2026-06-16
   days on market $219,900 Active 41 DOM
4. 2026-06-15
   days on market $219,900 Active 40 DOM
5. 2026-06-14
   days on market $219,900 Active 38 DOM
6. 2026-06-13
   days on market $219,900 Active 37 DOM
7. 2026-06-10
   days on market $219,900 Active 35 DOM
8. 2026-06-09
   days on market $219,900 Active 34 DOM
9. 2026-06-09
   price $219,900 Active 33 DOM
10. 2026-06-08
    days on market $224,900 Active 33 DOM
11. 2026-06-07
    days on market $224,900 Active 32 DOM
12. 2026-06-05
    days on market $224,900 Active 29 DOM
13. 2026-06-03
    days on market $224,900 Active 28 DOM
14. 2026-06-02
    pricedays on market $224,900 Active 27 DOM
15. 2026-06-01
    days on market $227,500 Active 26 DOM
16. 2026-05-31
    days on market $227,500 Active 25 DOM
17. 2026-05-30
    days on market $227,500 Active 24 DOM
18. 2026-05-14
    price $230,000 340-char remark
19. 2026-05-06
    listed $243,000 Active 340-char remark
20. 2026-05-01
    historical
21. 2026-04-19
    price $235,000
22. 2026-04-19
    price $234,000
23. 2026-03-30
    listed $235,000
24. 2021-06-22
    soldstatus $160,000
25. 2021-06-18
    soldstatus $160,000
26. 2021-03-01
    soldstatus $100,195
27. 2021-02-26
    soldstatus $100,195 Closed
28. 2021-02-25
    historical
29. 2021-02-08
    historical Contingent
30. 2021-02-05
    listed $89,900 Active

ⓘ 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: $1,770 · $148/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$253/yr (+$21/mo · 14.3%)

ⓘ 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 5/10 Major 7 d/yr ≥104°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: $26,144
• − Mortgage interest: −$12,318
• − Property taxes: −$1,770
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − Depreciation: −$6,397
• Taxable income: $376
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $3,855/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

• 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

+144.6% since first listed

18 events — show timeline

• 2026-06-08 Price Changed $219,900 GCAR
• 2026-06-01 Price Changed $224,900 GCAR
• 2026-05-21 Price Changed $227,500 GCAR
• 2026-05-14 Price Changed $230,000 GCAR
• 2026-05-06 Listed $243,000 GCAR
• 2026-05-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-19 Price Changed $235,000 GCAR
• 2026-04-19 Price Changed $234,000 GCAR
• 2026-03-30 Listed $235,000 REALTRACS as Distributed by MLS Grid
• 2021-06-22 Sold (MLS) $160,000 GCAR
• 2021-06-18 Sold (Public Records) $160,000 Public Records
• 2021-03-01 Sold (Public Records) $100,195 Public Records
• 2021-02-26 Sold (MLS) $100,195 REALTRACS as Distributed by MLS Grid
• 2021-02-26 Sold (MLS) $100,195 GCAR
• 2021-02-25 Delisted — GCAR
• 2021-02-08 Contingent — GCAR
• 2021-02-07 Listed $89,900 REALTRACS as Distributed by MLS Grid
• 2021-02-05 Listed $89,900 GCAR

Property tax history

+17.6%/yr

Latest (2025): $1,770 · -3.3% YoY. Source: county tax records.