Whitman Plan · Fairview, GA 30741

$229,900

3 bd · 2.5 ba · 1,600 sqft · SingleFamily · 392 Days on market

Excellent condition ↓ 30% 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 +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +4.4/5.0
• Livability +2.9/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home is host to an inviting open-concept layout on the first level, blending the kitchen, living and dining areas to simplify everyday transitions and multitasking. On the second floor, a versatile loft offers a convenient shared living area easily accessible from two bedrooms and the luxurious owner's suite, complete with a spa-inspired bathroom and walk-in closet.

Key facts

• Walk-in closet
• Versatile loft
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• VERSATILE LOFT
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $229,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $288,544.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (10.0% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• This rent runs 42% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 392 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,312 (12.0% 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 392 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 0.72% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $288,544
• List price: $229,900
• Delta: -20.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Saddlebred Way	0.15mi	3/2.5	1,600 (0%)	2mo	$255,900	$160	91
114 Saddlebred Way	0.12mi	3/2.5	1,600 (0%)	4mo	$255,000	$159	91
47 Saddlebred Way	0.01mi	3/2.5	1,600 (0%)	13mo	$285,000	$178	89
124 Overbrook Dr	0.13mi	3/2.0	1,714 (+7%)	7mo	$300,000	$175	74
115 Saddlebred Way	0.12mi	4/2.5 (+1)	1,825 (+14%)	5mo	$285,000	$156	62
148 Saddlebred Way	0.16mi	4/2.5 (+1)	1,825 (+14%)	4mo	$260,000	$142	61
100 Saddlebred Way	0.11mi	4/2.5 (+1)	1,825 (+14%)	8mo	$294,645	$161	60
100 Saddlebred Way	0.12mi	4/2.5 (+1)	1,825 (+14%)	8mo	$294,645	$161	60
49 Dry Valley Rd	0.45mi	2/1.5 (-1)	1,638 (+2%)	13mo	$380,000	$232	55
104 Merry Wood Dr	0.55mi	3/2.0	1,701 (+6%)	12mo	$302,000	$178	52
30 Talley Hill Ln	0.74mi	3/2.0	1,512 (-6%)	3mo	$232,900	$154	52
488 Dry Valley Rd	0.72mi	3/2.0	1,376 (-14%)	24mo	$263,000	$191	22

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: -20.6%
• Equity multiple: 0.26×
• Total profit: $-60,015
• Equity at exit: $43,023

10-year hold

• IRR: -6.2%
• Equity multiple: 0.53×
• Total profit: $-38,258
• Equity at exit: $24,948

Cash invested: $80,792 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,513
• Tax est. 1.5%: −$361 /mo · $4,328/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-360

Break-even live

Break-even rent $2,524

Max offer price $236,421

Occupancy floor —

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: $72,136
• Closing costs: $8,656
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Saddlebred Way Unit NA Rossville, GA	4.0	3.0	2170	$2,149	$0.99	43d	1	0.09mi
115 Saddlebred Way Rossville, GA	4.0	2.5	1825	$2,145	$1.18	13d	1	0.10mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	23d	1	0.12mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	43d	1	0.12mi
10 Draught St Rossville, GA	3.0–5.0	2.0–3.0	2055	$1,895	$0.92	13d	1	1.12mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	43d	1	1.18mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	23d	1	1.18mi
1308 Dry Valley Rd Rossville, GA	3.0	2.5	1944	$2,250	$1.16	23d	1	1.43mi

Listing history 12 events

1. 2026-06-05
   pricedays on market $229,900 Active 392 DOM
2. 2026-06-03
   days on market $224,900 Active 391 DOM
3. 2026-06-02
   days on market $224,900 Active 390 DOM
4. 2026-06-01
   days on market $224,900 Active 389 DOM
5. 2026-05-31
   days on market $224,900 Active 388 DOM
6. 2026-05-30
   days on market $224,900 Active 387 DOM
7. 2026-03-28
   price $224,900 387-char remark

   Show marketing remark (387 chars)

   This new two-story home is host to an inviting open-concept layout on the first level, blending the kitchen, living and dining areas to simplify everyday transitions and multitasking. On the second floor, a versatile loft offers a convenient shared living area easily accessible from two bedrooms and the luxurious owner's suite, complete with a spa-inspired bathroom and walk-in closet.

8. 2026-02-13
   price $269,900 387-char remark

   Show marketing remark (387 chars)

   This new two-story home is host to an inviting open-concept layout on the first level, blending the kitchen, living and dining areas to simplify everyday transitions and multitasking. On the second floor, a versatile loft offers a convenient shared living area easily accessible from two bedrooms and the luxurious owner's suite, complete with a spa-inspired bathroom and walk-in closet.

9. 2025-07-12
   price $289,900 387-char remark

   Show marketing remark (387 chars)

   This new two-story home is host to an inviting open-concept layout on the first level, blending the kitchen, living and dining areas to simplify everyday transitions and multitasking. On the second floor, a versatile loft offers a convenient shared living area easily accessible from two bedrooms and the luxurious owner's suite, complete with a spa-inspired bathroom and walk-in closet.

10. 2025-07-09
    price $308,400 387-char remark

    Show marketing remark (387 chars)

    This new two-story home is host to an inviting open-concept layout on the first level, blending the kitchen, living and dining areas to simplify everyday transitions and multitasking. On the second floor, a versatile loft offers a convenient shared living area easily accessible from two bedrooms and the luxurious owner's suite, complete with a spa-inspired bathroom and walk-in closet.

11. 2025-05-12
    price $323,400 387-char remark

    Show marketing remark (387 chars)

    This new two-story home is host to an inviting open-concept layout on the first level, blending the kitchen, living and dining areas to simplify everyday transitions and multitasking. On the second floor, a versatile loft offers a convenient shared living area easily accessible from two bedrooms and the luxurious owner's suite, complete with a spa-inspired bathroom and walk-in closet.

12. 2025-05-08
    listed $322,400 Active 387-char remark

    Show marketing remark (387 chars)

    This new two-story home is host to an inviting open-concept layout on the first level, blending the kitchen, living and dining areas to simplify everyday transitions and multitasking. On the second floor, a versatile loft offers a convenient shared living area easily accessible from two bedrooms and the luxurious owner's suite, complete with a spa-inspired bathroom and walk-in closet.

ⓘ 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: $24,818
• − Mortgage interest: −$16,163
• − Property taxes: −$4,328
• − Insurance: −$1,443
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$8,394
• Taxable loss: −$9,481
• Est. tax savings @ 24.0%: +$2,275
• After-tax cash flow: $-2,047/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

Excellent 95/100 None rehab

This two-story home is in excellent condition with a modern and well-maintained interior and exterior. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Adding smart home features — Improves convenience and can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value.
• Both Adding a smart thermostat — Improves energy efficiency and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Adding a smart thermostat — Improves energy efficiency and can increase both resale and rental value. ↑

ⓘ 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

• Census place: Fairview, GA
• 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

-30.2% since first listed

6 events — show timeline

• 2026-03-28 Price Changed $224,900 Zillow
• 2026-02-13 Price Changed $269,900 Zillow
• 2025-07-12 Price Changed $289,900 Zillow
• 2025-07-09 Price Changed $308,400 Zillow
• 2025-05-12 Price Changed $323,400 Zillow
• 2025-05-08 Listed $322,400 Zillow