13238 Highway 193 · Chickamauga, GA 30707

$119,900

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 66 Days on market

Built 1949 0.76 ac lot $83/sqft · 69% below area

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Why this score? — see what drove the B- 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors wanted. This home has been cleaned out and ready for a straightforward completed rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

Key facts

• 0.76 acre lot
• Built 1949
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.4% in Chickamauga — 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 68/100 on livability (#133 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 160 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $51k; list at $120k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.89%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

• ARV (median comp): $382,620
• List price: $119,900
• Delta: -68.66%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.8%
• Equity multiple: 1.26×
• Total profit: $8,872
• Equity at exit: $17,877

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $44,137
• Equity at exit: $10,367

Cash invested: $33,572 (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 30707

• Home prices YoY: -18.9%
• Active inventory: 160
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $445

Break-even live

Break-even rent $978

Max offer price $119,900

Occupancy floor 66%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $119,900 Active 66 DOM
2. 2026-06-17
   days on market $119,900 Active 65 DOM
3. 2026-06-16
   days on market $119,900 Active 64 DOM
4. 2026-06-15
   days on market $119,900 Active 63 DOM
5. 2026-06-14
   days on market $119,900 Active 61 DOM
6. 2026-06-13
   days on market $119,900 Active 60 DOM
7. 2026-06-10
   days on market $119,900 Active 58 DOM
8. 2026-06-09
   days on market $119,900 Active 57 DOM
9. 2026-06-08
   days on market $119,900 Active 56 DOM
10. 2026-06-07
    days on market $119,900 Active 55 DOM
11. 2026-06-05
    days on market $119,900 Active 52 DOM
12. 2026-06-03
    days on market $119,900 Active 51 DOM
13. 2026-06-02
    days on market $119,900 Active 50 DOM
14. 2026-06-01
    days on market $119,900 Active 49 DOM
15. 2026-05-31
    days on market $119,900 Active 48 DOM
16. 2026-05-30
    days on market $119,900 Active 47 DOM
17. 2026-04-13
    listed $124,900 New 317-char remark

    Show marketing remark (323 chars)

    Investors wanted. This home has been cleaned out and ready for a straightforward completed rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller’s closing attorney

18. 2026-04-13
    listed $124,900 Active 323-char remark

    Show marketing remark (323 chars)

    Investors wanted. This home has been cleaned out and ready for a straightforward completed rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It would be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller’s closing attorney

19. 2013-04-16
    soldstatus $51,000
20. 2013-04-05
    soldstatus $51,000
21. 2012-05-22
    soldstatus $100,000
22. 2010-11-03
    listed $65,000
23. 2003-11-19
    listed $27,000
24. 1999-12-28
    listed $59,500

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $1,130 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,492
• − Mortgage interest: −$6,716
• − Property taxes: −$1,130
• − Insurance: −$600
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$3,488
• Taxable income: $3,600
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $4,470/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 — Chickamauga

• Score: 68/100
• State rank: #133
• US rank: #9195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,847

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 (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -63.05%
• Current HPI: 270.6502
• 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

+109.9% since first listed

8 events — show timeline

• 2026-04-13 Listed $124,900 FMLS
• 2026-04-13 Listed $124,900 GAMLS
• 2013-04-16 Sold (Public Records) $51,000 Public Records
• 2013-04-05 Sold (MLS) $51,000 GCAR
• 2012-05-22 Sold (Public Records) $100,000 Public Records
• 2010-11-03 Listed $65,000 RCAOR
• 2003-11-19 Listed $27,000 RCAOR
• 1999-12-28 Listed $59,500 RCAOR

Property tax history

+6.3%/yr

Latest (2025): $1,130 · -11.2% YoY. Source: county tax records.