Chattanooga STR market

[Sean Harris]

An area I have been looking into for an STR is in chattanooga, tn considering the 10% growth rate year after year for the last 3 years as well as the overall economy growing. I recently found a house in a good area for 300k with current tennants leased out through June 2121 at $1700 a month. Seeing the comparable houses in the area the nightly average is about $120-150 per night on Airbnb. I'm just wondering if this is a good investment considering the ever changing STR regulations in city's. For some reason if the STR route didn't work out I would still be able to cash flow about $190 a month which I know is a bad COC return but as an exit strategy I could up rents to 2k a month since the property next door is renting for that with the same exact layout and wait a year because appreation is rising there as well and sell it. In your opinion is this a good idea or bad based on the current market? Thanks