222 Hawks Dr · Fairview, GA 30741

$306,035

4 bd · 2.5 ba · 1,991 sqft · SingleFamily · 42 Days on market

Built 2026 Good condition 7,619 sqft lot $29/mo HOA · 1% of rent ↓ 8% since listing

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Livability +2.9/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Belhaven floorplan is tailor-made for your lifestyle and is available at 222 Hawks Drive. This two-story plan boasts a luxurious primary bedroom upstairs, complete with a walk-in closet and a spacious bathroom. The second level also features three secondary bedrooms and an additional bathroom. Upstairs, you'll find the convenience of a washer and dryer hookup. On the main level, there is a flex room that can be used as a study or a designated formal dining area, along with a powder room located directly off the foyer. This floorplan offers open concept living, with the expansive great room overlooking the modern kitchen. Large windows allow natural sunlight to brighten up the kitchen area. The kitchen is an entertainer's dream, with a sleek island that includes countertop seating and a spacious pantry with ample room for groceries. * 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 homes as built. Images may contain virtual staging.

Key facts

• Open concept living
• Walk-in-closet
• Expansive great room

Tags

• WALK-IN-CLOSET
• WASHER AND DRYER HOOKUPS
• FLEX ROOM
• OPEN CONCEPT LIVING
• EXPANSIVE GREAT ROOM
• MODERN KITCHEN

Property features AI

Finance

• Other: Subdivision: Timber Creek
• HOA & community: Homeowners association with an annual fee of $350 (about $29.17/month)

Exterior

• Parking: Attached garage with 2 spaces; Concrete driveway
• Utilities: Public water; Private sewer; Electricity connected
• Home design: Single-family residence; Residential property; Built by D.R. Horton; New construction; 1,991 above-grade finished area
• Construction: Frame construction; Slab foundation
• Exterior features: Exterior lighting; Rain gutters

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: 6 total rooms; New construction

🏗️ New construction. The $306,035 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $312,628.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $306k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (16.7% below list).
• Recommended offer: $255k (16.7% below list) — sets the bar for 1% rule.

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+, amenities F, commute 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: Stone Creek Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 425 students, 84% FRL); Rossville Middle School (math 13% / reading 25%, grade F, #368 of 470 statewide, top 79%, 444 students, 81% FRL) — zoned schools average 83% FRL vs 61% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 15d on market — plan ~3-4 weeks tenant-placement turnaround); 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• At $2,550/mo this rent would consume 52% 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 42 days — a 3% lower offer ($297k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $255,008 (16.7% 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 42 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $312,628
• List price: $306,035
• Delta: -2.11%
• 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
21 Saddle St	0.20mi	4/2.5	1,976 (-1%)	6mo	$285,000	$144	84
58 Quarter Street St	0.13mi	3/2.5 (-1)	2,164 (+9%)	1mo	$304,000	$140	74
313 Draft St	0.15mi	3/— (-1)	2,160 (+8%)	2mo	$304,105	$141	72
57 Quarter St	0.11mi	4/2.0	1,765 (-11%)	3mo	$312,600	$177	71
70 Draft St	0.05mi	3/2.5 (-1)	1,749 (-12%)	4mo	$287,500	$164	69
52 Quarter Street St	0.13mi	3/2.5 (-1)	1,749 (-12%)	1mo	$286,000	$164	68
33 Quarter Street St	0.13mi	3/2.5 (-1)	1,749 (-12%)	6mo	$270,000	$154	64
334 Draft Street St	0.23mi	3/2.5 (-1)	1,749 (-12%)	1mo	$291,815	$167	63
19 Quarter St. St	0.14mi	3/2.5 (-1)	1,749 (-12%)	7mo	$270,000	$154	62
732 Salem Rd	0.67mi	3/3.0 (-1)	2,038 (+2%)	6mo	$289,900	$142	53
148 Saddlebred Way	0.73mi	4/2.5	1,825 (-8%)	4mo	$260,000	$142	49
68 Buck Creek Ln	0.72mi	4/3.0	2,170 (+9%)	1mo	$322,400	$149	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 · 7.44% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.43×
• Total profit: $-49,843
• Equity at exit: $46,614

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-3,989
• Equity at exit: $27,030

Cash invested: $87,536 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$1,639
• Tax est. 1.5%: −$391 /mo · $4,689/yr
• Insurance: −$130
• HOA: −$29
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-175

Break-even live

Break-even rent $2,772

Max offer price $287,314

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-67	+0% $-175	+5% $-283	+10% $-391
Rent	-10% $-376	-5% $-276	+0% $-175	+5% $-74	+10% $27
Rate	-1.0pp $-17	-0.5pp $-95	base $-175	+0.5pp $-256	+1.0pp $-338

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: $78,157
• Closing costs: $9,379
• 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	0.30mi
89 Buck Creek Ln Rossville, GA	4.0	2.5	2562	$2,450	$0.96	14d	1	0.73mi
115 Saddlebred Way Rossville, GA	4.0	2.5	1825	$2,145	$1.18	14d	1	0.74mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	24d	1	0.74mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	44d	1	0.74mi
105 Saddlebred Way Rossville, GA	4.0	2.5	2323	$2,250	$0.97	14d	1	0.75mi
81 Saddlebred Way Unit NA Rossville, GA	4.0	3.0	2170	$2,149	$0.99	44d	1	0.76mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 21 events

1. 2026-06-18
   days on market $306,035 Active 42 DOM
2. 2026-06-17
   days on market $306,035 Active 41 DOM
3. 2026-06-16
   days on market $306,035 Active 40 DOM
4. 2026-06-15
   days on market $306,035 Active 39 DOM
5. 2026-06-14
   days on market $306,035 Active 37 DOM
6. 2026-06-13
   days on market $306,035 Active 36 DOM
7. 2026-06-10
   days on market $306,035 Active 34 DOM
8. 2026-06-09
   days on market $306,035 Active 33 DOM
9. 2026-06-08
   days on market $306,035 Active 32 DOM
10. 2026-06-07
    days on market $306,035 Active 31 DOM
11. 2026-06-05
    days on market $306,035 Active 28 DOM
12. 2026-06-03
    days on market $306,035 Active 27 DOM
13. 2026-06-02
    days on market $306,035 Active 26 DOM
14. 2026-06-01
    days on market $306,035 Active 25 DOM
15. 2026-05-31
    days on market $306,035 Active 24 DOM
16. 2026-05-30
    days on market $306,035 Active 23 DOM
17. 2026-05-13
    price $306,035 872-char remark
18. 2026-05-12
    price $306,035 1244-char remark

    Show marketing remark (1244 chars)

    The Belhaven floorplan is tailor-made for your lifestyle and is available at 222 Hawks Drive. This two-story plan boasts a luxurious primary bedroom upstairs, complete with a walk-in closet and a spacious bathroom. The second level also features three secondary bedrooms and an additional bathroom. Upstairs, you'll find the convenience of a washer and dryer hookup. On the main level, there is a flex room that can be used as a study or a designated formal dining area, along with a powder room located directly off the foyer. This floorplan offers open concept living, with the expansive great room overlooking the modern kitchen. Large windows allow natural sunlight to brighten up the kitchen area. The kitchen is an entertainer's dream, with a sleek island that includes countertop seating and a spacious pantry with ample room for groceries. * 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 homes as built. Images may contain virtual staging.

19. 2026-05-06
    listed $328,035 Active 872-char remark
20. 2026-05-01
    price $328,035 1244-char remark

    Show marketing remark (1244 chars)

    The Belhaven floorplan is tailor-made for your lifestyle and is available at 222 Hawks Drive. This two-story plan boasts a luxurious primary bedroom upstairs, complete with a walk-in closet and a spacious bathroom. The second level also features three secondary bedrooms and an additional bathroom. Upstairs, you'll find the convenience of a washer and dryer hookup. On the main level, there is a flex room that can be used as a study or a designated formal dining area, along with a powder room located directly off the foyer. This floorplan offers open concept living, with the expansive great room overlooking the modern kitchen. Large windows allow natural sunlight to brighten up the kitchen area. The kitchen is an entertainer's dream, with a sleek island that includes countertop seating and a spacious pantry with ample room for groceries. * 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 homes as built. Images may contain virtual staging.

21. 2026-04-16
    listed $333,035 Active 1244-char remark

    Show marketing remark (1244 chars)

    The Belhaven floorplan is tailor-made for your lifestyle and is available at 222 Hawks Drive. This two-story plan boasts a luxurious primary bedroom upstairs, complete with a walk-in closet and a spacious bathroom. The second level also features three secondary bedrooms and an additional bathroom. Upstairs, you'll find the convenience of a washer and dryer hookup. On the main level, there is a flex room that can be used as a study or a designated formal dining area, along with a powder room located directly off the foyer. This floorplan offers open concept living, with the expansive great room overlooking the modern kitchen. Large windows allow natural sunlight to brighten up the kitchen area. The kitchen is an entertainer's dream, with a sleek island that includes countertop seating and a spacious pantry with ample room for groceries. * 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 homes as built. Images may contain virtual staging.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $30,601
• − Mortgage interest: −$17,512
• − Property taxes: −$4,689
• − Insurance: −$1,563
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − HOA: −$348
• − Depreciation: −$9,095
• Taxable loss: −$7,502
• Est. tax savings @ 24.0%: +$1,801
• After-tax cash flow: $-299/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with minimal repairs needed. Upgrades to paint, flooring, and appliances would significantly enhance its value for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replacing carpet with hardwood flooring — Hardwood flooring is more durable and adds value
• Both Upgrading kitchen appliances — Modern appliances improve functionality and appeal
• Both Upgrading bathroom fixtures — Updated fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replacing carpet with hardwood flooring — Hardwood flooring is more durable and adds value ↑
• Both Upgrading kitchen appliances — Modern appliances improve functionality and appeal ↑
• Both Upgrading bathroom fixtures — Updated fixtures enhance functionality and 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

-8.1% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $306,035 GCAR
• 2026-05-12 Price Changed $306,035 Zillow
• 2026-05-06 Listed $328,035 GCAR
• 2026-05-01 Price Changed $328,035 Zillow
• 2026-04-16 Listed $333,035 Zillow