196 Quarter St · Fairview, GA 30741

$287,500

4 bd · 2.5 ba · 2,005 sqft · SingleFamily public records · 37 Days on market

Built 2023 Good condition 6,098 sqft lot $143/sqft · 10% below area Est $319k · 10% under $83/mo HOA · 3% of rent ↓ 7% since listing

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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 +17.0/30.0
• ARV discount +11.9/15.0
• DSCR +5.3/10.0
• 1% rule +4.4/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY - Welcome to Hawk's Ridge. This beautiful spacious Aisle floor plan boast 4 bedrooms and 2.5 bathrooms. This home features engineered hardwood floors on the main level, Granite kitchen and bathroom counter tops, large pantry, smart home features, and so much more! Hawk's Ridge has a community play ground and sidewalks through out. Home expected to be completed July. Lot 143 sign in yard.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Level topography; Water heater listed as an energy-efficient feature
• HOA & community: HOA with annual fee of $1,000; Community playground; Sidewalks

Exterior

• Parking: Attached 2-car garage; Garage faces front; 2 covered parking spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family residence; Residential property; Three or more levels
• Construction: Vinyl siding; Other roof; Slab foundation; Built (existing)
• Exterior features: Deck; Patio; Level lot

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Dishwasher; Garbage disposal
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Walk-in closets; Separate dining room; Pantry in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $288k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $270k (6.1% below list).
• Recommended offer: $270k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.9% in Fairview — 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 (#440 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities 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.
• Market conditions: Rents rising fast (+7.4%/yr); 425 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• At $2,699/mo this rent would consume 55% 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 37 days — a 3% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $269,892 (6.1% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 8.9

CMA / ARV

• ARV (median comp): $318,628
• List price: $287,500
• Delta: -9.77%
• 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	0.13mi	4/2.5	1,976 (-1%)	6mo	$285,000	$144	86
327 Draft St	0.15mi	4/2.5	1,991 (-1%)	8mo	$287,000	$144	85
58 Quarter Street St	0.09mi	3/2.5 (-1)	2,164 (+8%)	1mo	$304,000	$140	76
313 Draft St	0.15mi	3/— (-1)	2,160 (+8%)	2mo	$304,105	$141	74
57 Quarter St	0.10mi	4/2.0	1,765 (-12%)	3mo	$312,600	$177	71
52 Quarter Street St	0.10mi	3/2.5 (-1)	1,749 (-13%)	1mo	$286,000	$164	68
70 Draft St	0.07mi	3/2.5 (-1)	1,749 (-13%)	4mo	$287,500	$164	67
275 Quarter St	0.10mi	3/2.5 (-1)	1,784 (-11%)	7mo	$262,000	$147	66
334 Draft Street St	0.21mi	3/2.5 (-1)	1,749 (-13%)	1mo	$291,815	$167	63
33 Quarter Street St	0.13mi	3/2.5 (-1)	1,749 (-13%)	6mo	$270,000	$154	63
19 Quarter St. St	0.14mi	3/2.5 (-1)	1,749 (-13%)	7mo	$270,000	$154	62
732 Salem Rd	0.56mi	3/3.0 (-1)	2,038 (+2%)	6mo	$289,900	$142	59

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: -7.0%
• Equity multiple: 0.73×
• Total profit: $-21,616
• Equity at exit: $42,867

10-year hold

• IRR: 7.4%
• Equity multiple: 1.67×
• Total profit: $53,799
• Equity at exit: $24,858

Cash invested: $80,500 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,699 high
• Mortgage (P&I): −$1,508
• Tax from tax record: −$228 /mo · $2,730/yr
• Insurance: −$120
• HOA: −$83
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $194

Break-even live

Break-even rent $2,453

Max offer price $287,500

Occupancy floor 88%

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: $71,875
• Closing costs: $8,625
• 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	13d	1	0.20mi
89 Buck Creek Ln Rossville, GA	4.0	2.5	2562	$2,450	$0.96	13d	1	0.87mi
115 Saddlebred Way Rossville, GA	4.0	2.5	1825	$2,145	$1.18	13d	1	0.88mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	23d	1	0.89mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	43d	1	0.89mi
105 Saddlebred Way Rossville, GA	4.0	2.5	2323	$2,250	$0.97	13d	1	0.89mi
81 Saddlebred Way Unit NA Rossville, GA	4.0	3.0	2170	$2,149	$0.99	43d	1	0.90mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 22 events

1. 2026-06-10
   days on market $287,500 Active 37 DOM
2. 2026-06-09
   days on market $287,500 Active 36 DOM
3. 2026-06-08
   days on market $287,500 Active 35 DOM
4. 2026-06-07
   days on market $287,500 Active 34 DOM
5. 2026-06-05
   days on market $287,500 Active 31 DOM
6. 2026-06-03
   days on market $287,500 Active 30 DOM
7. 2026-06-02
   days on market $287,500 Active 29 DOM
8. 2026-06-01
   days on market $287,500 Active 28 DOM
9. 2026-05-31
   days on market $287,500 Active 27 DOM
10. 2026-05-30
    days on market $287,500 Active 26 DOM
11. 2026-05-04
    listed $299,900 Active 1423-char remark
12. 2026-05-04
    listed $299,900 Active 1419-char remark
13. 2023-12-29
    soldstatus $287,930 Closed

    Show marketing remark (404 chars)

    MOVE IN READY - Welcome to Hawk's Ridge. This beautiful spacious Aisle floor plan boast 4 bedrooms and 2.5 bathrooms. This home features engineered hardwood floors on the main level, Granite kitchen and bathroom counter tops, large pantry, smart home features, and so much more! Hawk's Ridge has a community play ground and sidewalks through out. Home expected to be completed July. Lot 143 sign in yard.

14. 2023-12-11
    historical Contingent

    Show marketing remark (404 chars)

    MOVE IN READY - Welcome to Hawk's Ridge. This beautiful spacious Aisle floor plan boast 4 bedrooms and 2.5 bathrooms. This home features engineered hardwood floors on the main level, Granite kitchen and bathroom counter tops, large pantry, smart home features, and so much more! Hawk's Ridge has a community play ground and sidewalks through out. Home expected to be completed July. Lot 143 sign in yard.

15. 2023-11-03
    price $290,130

    Show marketing remark (404 chars)

    MOVE IN READY - Welcome to Hawk's Ridge. This beautiful spacious Aisle floor plan boast 4 bedrooms and 2.5 bathrooms. This home features engineered hardwood floors on the main level, Granite kitchen and bathroom counter tops, large pantry, smart home features, and so much more! Hawk's Ridge has a community play ground and sidewalks through out. Home expected to be completed July. Lot 143 sign in yard.

16. 2023-10-30
    price $315,130

    Show marketing remark (404 chars)

    MOVE IN READY - Welcome to Hawk's Ridge. This beautiful spacious Aisle floor plan boast 4 bedrooms and 2.5 bathrooms. This home features engineered hardwood floors on the main level, Granite kitchen and bathroom counter tops, large pantry, smart home features, and so much more! Hawk's Ridge has a community play ground and sidewalks through out. Home expected to be completed July. Lot 143 sign in yard.

17. 2023-10-23
    price $289,590

    Show marketing remark (404 chars)

    MOVE IN READY - Welcome to Hawk's Ridge. This beautiful spacious Aisle floor plan boast 4 bedrooms and 2.5 bathrooms. This home features engineered hardwood floors on the main level, Granite kitchen and bathroom counter tops, large pantry, smart home features, and so much more! Hawk's Ridge has a community play ground and sidewalks through out. Home expected to be completed July. Lot 143 sign in yard.

18. 2023-10-06
    price $299,590

    Show marketing remark (404 chars)

    MOVE IN READY - Welcome to Hawk's Ridge. This beautiful spacious Aisle floor plan boast 4 bedrooms and 2.5 bathrooms. This home features engineered hardwood floors on the main level, Granite kitchen and bathroom counter tops, large pantry, smart home features, and so much more! Hawk's Ridge has a community play ground and sidewalks through out. Home expected to be completed July. Lot 143 sign in yard.

19. 2023-10-02
    price $304,590

    Show marketing remark (404 chars)

    MOVE IN READY - Welcome to Hawk's Ridge. This beautiful spacious Aisle floor plan boast 4 bedrooms and 2.5 bathrooms. This home features engineered hardwood floors on the main level, Granite kitchen and bathroom counter tops, large pantry, smart home features, and so much more! Hawk's Ridge has a community play ground and sidewalks through out. Home expected to be completed July. Lot 143 sign in yard.

20. 2023-09-03
    price $314,590

    Show marketing remark (404 chars)

    MOVE IN READY - Welcome to Hawk's Ridge. This beautiful spacious Aisle floor plan boast 4 bedrooms and 2.5 bathrooms. This home features engineered hardwood floors on the main level, Granite kitchen and bathroom counter tops, large pantry, smart home features, and so much more! Hawk's Ridge has a community play ground and sidewalks through out. Home expected to be completed July. Lot 143 sign in yard.

21. 2023-08-01
    price $312,590

    Show marketing remark (404 chars)

    MOVE IN READY - Welcome to Hawk's Ridge. This beautiful spacious Aisle floor plan boast 4 bedrooms and 2.5 bathrooms. This home features engineered hardwood floors on the main level, Granite kitchen and bathroom counter tops, large pantry, smart home features, and so much more! Hawk's Ridge has a community play ground and sidewalks through out. Home expected to be completed July. Lot 143 sign in yard.

22. 2023-04-28
    listed $309,590 Active

    Show marketing remark (404 chars)

    MOVE IN READY - Welcome to Hawk's Ridge. This beautiful spacious Aisle floor plan boast 4 bedrooms and 2.5 bathrooms. This home features engineered hardwood floors on the main level, Granite kitchen and bathroom counter tops, large pantry, smart home features, and so much more! Hawk's Ridge has a community play ground and sidewalks through out. Home expected to be completed July. Lot 143 sign in yard.

ⓘ 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: $2,730 · $228/mo
• Projected year-2 tax: $2,730 · $228/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,387
• − Mortgage interest: −$16,104
• − Property taxes: −$2,730
• − Insurance: −$1,438
• − Repairs & maintenance: −$2,591
• − Management: −$2,591
• − HOA: −$996
• − Depreciation: −$8,364
• Taxable loss: −$2,427
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $2,912/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 newer construction home in Hawk's Ridge subdivision is in good condition with a good condition score of 80. It offers a good investment opportunity with minor updates that can further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace carpet in bedrooms — Carpet can be outdated and may need replacement for a more modern look
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace carpet in bedrooms — Carpet can be outdated and may need replacement for a more modern look ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters ↑

ⓘ 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: 30,041
• 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

-7.1% since first listed

14 events — show timeline

• 2026-06-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-22 Price Changed $287,500 REALTRACS as Distributed by MLS Grid
• 2026-05-22 Price Changed $287,500 GCAR
• 2026-05-04 Listed $299,900 REALTRACS as Distributed by MLS Grid
• 2023-12-29 Sold (MLS) $287,930 GCAR
• 2023-12-11 Contingent — GCAR
• 2023-11-03 Price Changed $290,130 GCAR
• 2023-10-30 Price Changed $315,130 GCAR
• 2023-10-23 Price Changed $289,590 GCAR
• 2023-10-06 Price Changed $299,590 GCAR
• 2023-10-02 Price Changed $304,590 GCAR
• 2023-09-03 Price Changed $314,590 GCAR
• 2023-08-01 Price Changed $312,590 GCAR
• 2023-04-28 Listed $309,590 GCAR

Property tax history

+4.2%/yr

Latest (2025): $2,730 · +4.2% YoY. Source: county tax records.