243 Hawks Dr · Rossville, GA 30741

$289,025

4 bd · 2.0 ba · 1,749 sqft · SingleFamily · 93 Days on market

Built 2026 Good condition 5,204 sqft lot 2-car garage $29/mo HOA · 1% of rent ↓ 12% since listing

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• 1% rule +2.6/10.0
• Schools +2.1/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Darwin floor plan is available at 243 Hawks Drive. It's a charming two-story home that offers an open-concept main level with a spacious kitchen, pantry, and island with countertop seating. The kitchen overlooks an expansive living area, a well-lit breakfast nook, and an outdoor patio. The foyer has a powder room for convenience. Moving to the upper level, you'll find a desirable primary bedroom with a walk-in closet and private bathroom. There are also two additional bedrooms, each with their own walk-in closet. An additional bathroom and laundry room complete the upstairs of this beautiful home. * 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

• Pantry
• Open concept
• Spacious kitchen

Tags

• OPEN CONCEPT
• SPACIOUS KITCHEN
• PANTRY
• ISLAND WITH COUNTERTOP SEATING
• EXPANSIVE LIVING AREA
• WELL-LIT BREAKFAST NOOK

🏗️ New construction. The $289,025 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $309,603.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (19.0% below list).
• Recommended offer: $234k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#484 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment D-.
• 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); Ridgeland High School (math 23% / reading 19%, grade F, #225 of 424 statewide, top 54%, 1,244 students, 70% FRL) — zoned schools average 78% FRL vs 61% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.4%/yr); 549 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• At $2,342/mo this rent would consume 48% of the median local household income ($59k/yr) — 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 93 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $234,183 (19.0% 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 93 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

• ARV (median comp): $309,603
• List price: $289,025
• Delta: -6.65%
• 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
57 Quarter St	0.15mi	4/2.0	1,765 (+1%)	4mo	$312,600	$177	88
307 Draft Street St	0.10mi	4/2.5	1,821 (+4%)	2mo	$284,900	$156	85
300 Draft Street St	0.15mi	3/2.5 (-1)	1,749 (0%)	2mo	$274,210	$157	85
70 Draft St	0.08mi	3/2.5 (-1)	1,749 (0%)	5mo	$287,500	$164	85
70 Draft St	0.08mi	3/2.5 (-1)	1,749 (0%)	5mo	$287,500	$164	85
52 Quarter Street St	0.17mi	3/2.5 (-1)	1,749 (0%)	2mo	$286,000	$164	83
334 Draft Street St	0.18mi	3/2.5 (-1)	1,749 (0%)	3mo	$291,815	$167	82
33 Quarter Street St	0.17mi	3/2.5 (-1)	1,749 (0%)	8mo	$270,000	$154	78
300 Morning Side Dr	0.56mi	3/2.5 (-1)	1,792 (+2%)	1mo	$330,000	$184	62
148 Saddlebred Way	0.75mi	4/2.5	1,825 (+4%)	5mo	$260,000	$142	51
148 Saddlebred Way	0.75mi	4/2.5	1,825 (+4%)	5mo	$260,000	$142	51
321 Morning Side Dr	0.56mi	3/3.0 (-1)	1,935 (+11%)	2mo	$335,000	$173	46

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: -18.8%
• Equity multiple: 0.31×
• Total profit: $-59,475
• Equity at exit: $46,163

10-year hold

• IRR: -4.2%
• Equity multiple: 0.67×
• Total profit: $-28,539
• Equity at exit: $26,769

Cash invested: $86,689 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 45 active · 11 under contract
• Months of supply: 14.2 mo (7%/mo absorbed)
• Median asking: $296,990 ($168/sqft)
• Median days on market: 113 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +5.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30741

• Home prices YoY: -30.7%
• Rents YoY: 7.4%
• Active inventory: 549
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$1,624
• Tax est. 1.5%: −$387 /mo · $4,644/yr
• Insurance: −$129
• HOA: −$29
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-319

Break-even live

Break-even rent $2,745

Max offer price $263,508

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-212	+0% $-319	+5% $-426	+10% $-533
Rent	-10% $-504	-5% $-411	+0% $-319	+5% $-226	+10% $-134
Rate	-1.0pp $-163	-0.5pp $-240	base $-319	+0.5pp $-399	+1.0pp $-480

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: $77,401
• Closing costs: $9,288
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	63d	1	0.31mi
115 Saddlebred Way Rossville, GA	4.0	2.5	1825	$2,145	$1.18	63d	1	0.75mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	93d	1	0.75mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	72d	1	0.75mi
81 Saddlebred Way Unit NA Rossville, GA	4.0	3.0	2170	$2,149	$0.99	93d	1	0.77mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,295	$1.18	72d	1	0.85mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,250	$1.14	63d	1	0.85mi
110 2nd St Rossville, GA	3.0	2.0	1168	$1,399	$1.20	63d	1	1.36mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	72d	1	1.44mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	93d	1	1.44mi

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 garage2-car garageConcrete driveway
• Utilities: Public waterPrivate sewerElectricity connected
• Home design: Single-family residenceNew constructionBuilt by D.R. HortonSingle storyEntry level: main
• Construction: Frame constructionSlab foundation
• Exterior features: Exterior lightingRain guttersOther exterior features

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Total of 5 roomsCeiling lightingRain gutters

Listing history 50 events

1. 2026-08-08
   days on market $289,025 Active 93 DOM
2. 2026-08-07
   days on market $289,025 Active 92 DOM
3. 2026-08-06
   days on market $289,025 Active 91 DOM
4. 2026-08-05
   days on market $289,025 Active 90 DOM
5. 2026-08-04
   days on market $289,025 Active 89 DOM
6. 2026-08-03
   days on market $289,025 Active 88 DOM
7. 2026-07-31
   days on market $289,025 Active 85 DOM
8. 2026-07-30
   days on market $289,025 Active 84 DOM
9. 2026-07-29
   days on market $289,025 Active 83 DOM
10. 2026-07-27
    days on market $289,025 Active 81 DOM
11. 2026-07-25
    days on market $289,025 Active 79 DOM
12. 2026-07-24
    days on market $289,025 Active 78 DOM
13. 2026-07-23
    days on market $289,025 Active 77 DOM
14. 2026-07-22
    days on market $289,025 Active 76 DOM
15. 2026-07-21
    days on market $289,025 Active 75 DOM
16. 2026-07-18
    days on market $289,025 Active 72 DOM
17. 2026-07-16
    days on market $289,025 Active 70 DOM
18. 2026-07-16
    days on market $289,025 Active 69 DOM
19. 2026-07-14
    days on market $289,025 Active 68 DOM
20. 2026-07-13
    price $289,025 Active 67 DOM
21. 2026-07-13
    days on market $275,025 Active 67 DOM
22. 2026-07-12
    days on market $275,025 Active 66 DOM
23. 2026-07-11
    pricedays on market $275,025 Active 65 DOM
24. 2026-07-10
    days on market $279,025 Active 64 DOM
25. 2026-07-09
    days on market $279,025 Active 63 DOM
26. 2026-07-08
    days on market $279,025 Active 62 DOM
27. 2026-07-07
    days on market $279,025 Active 61 DOM
28. 2026-07-06
    days on market $279,025 Active 60 DOM
29. 2026-07-05
    days on market $279,025 Active 59 DOM
30. 2026-07-04
    days on market $279,025 Active 58 DOM
31. 2026-07-03
    days on market $279,025 Active 57 DOM
32. 2026-07-02
    days on market $279,025 Active 56 DOM
33. 2026-07-01
    days on market $279,025 Active 55 DOM
34. 2026-06-30
    days on market $279,025 Active 54 DOM
35. 2026-06-29
    days on market $279,025 Active 53 DOM
36. 2026-06-28
    days on market $279,025 Active 52 DOM
37. 2026-06-28
    days on market $279,025 Active 51 DOM
38. 2026-06-27
    days on market $279,025 Active 50 DOM
39. 2026-06-25
    days on market $279,025 Active 48 DOM
40. 2026-06-23
    days on market $279,025 Active 46 DOM
41. 2026-06-21
    days on market $279,025 Active 45 DOM
42. 2026-06-18
    days on market $279,025 Active 42 DOM
43. 2026-06-17
    days on market $279,025 Active 41 DOM
44. 2026-06-16
    days on market $279,025 Active 40 DOM
45. 2026-06-15
    days on market $279,025 Active 39 DOM
46. 2026-06-14
    days on market $279,025 Active 37 DOM
47. 2026-06-13
    days on market $279,025 Active 36 DOM
48. 2026-06-10
    days on market $279,025 Active 34 DOM
49. 2026-06-09
    days on market $279,025 Active 33 DOM
50. 2026-06-08
    days on market $279,025 Active 32 DOM

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

Taxation est. · year 1

• Rental income: $28,102
• − Mortgage interest: −$17,343
• − Property taxes: −$4,644
• − Insurance: −$1,548
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − HOA: −$348
• − Depreciation: −$9,007
• Taxable loss: −$9,284
• Est. tax savings @ 24.0%: +$2,228
• After-tax cash flow: $-1,595/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 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready and has a good resale and rental value. Consider painting the exterior and interior, landscaping improvements, adding smart home features, and upgrading the kitchen appliances to further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Stone Creek Elementary School F GA #810/1,228 Nat'l #32,000/41,679 Middle Rossville Middle School F GA #368/470 Nat'l #11,948/14,009 High Ridgeland High School F GA #225/424 Nat'l #13,947/17,239

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

D Composite livability gradescore 56/100

Livability — Rossville

• Score: 56/100
• State rank: #484
• US rank: #22540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 66,050 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: 8% of renters

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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%

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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%

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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

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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

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 garage2-car garageConcrete driveway
• Utilities: Public waterPrivate sewerElectricity connected
• Home design: Single-family residenceNew constructionBuilt by D.R. HortonSingle storyEntry level: main
• Construction: Frame constructionSlab foundation
• Exterior features: Exterior lightingRain guttersOther exterior features

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Total of 5 roomsCeiling lightingRain gutters

Price history

-12.2% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $279,025 GCAR
• 2026-05-12 Price Changed $279,025 Zillow
• 2026-05-06 Listed $299,025 GCAR
• 2026-05-01 Price Changed $299,025 Zillow
• 2026-04-28 Price Changed $317,025 Zillow
• 2026-04-25 Listed $317,875 Zillow