78 N Lake Ter · Lakeview, GA 30741

$109,900

3 bd · 1.0 ba · 954 sqft · SingleFamily public records · 33 Days on market

Built 1950 0.38 ac lot $115/sqft · 39% below area Est $180k · 39% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home on a level lot located in quiet Rossville, GA, offering 954 sq ft of living space. Built in 1950 and lovingly owned by the same family since 1960, this property is full of potential. Features include a spacious eat-in kitchen with all appliances remaining (refrigerator, electric range/oven, and dishwasher) and a full unfinished walkout basement--perfect for additional storage or future expansion. Front porch is covered and screened in, Roof is only 3 years old, Water Heater is only 2 years old. Original Hardwood floors throughout (under carpet) except in kitchen. With a little TLC, this home would make an excellent rental investment or ideal starter home. Don

Key facts

• 0.38 acre lot
• Built 1950
• Listed 33 days

Property features AI

Finance

• Other: Lot has front and back yard on an irregular lot; Road is public maintained asphalt city street; Lot dimensions approximately 100 x 165 (0.38 acres)
• Financial info: No additional financial details provided
• HOA & community: No community features listed

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Phone available; Water connected
• Home design: Single-family residence; One story; Fixer condition
• Construction: Block foundation; Block and metal siding construction; Asphalt roof; Built as a house
• Exterior features: Covered, screened porch; Chain link fencing; Shed(s)

Interior

• Kitchen: Microwave; Range hood; Free-standing refrigerator; Free-standing freezer; Free-standing electric range; Dishwasher
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Linoleum; See remarks
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; High-speed internet available; Laminate countertops; Aluminum window frames; Drapes; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Laundry located in basement; Electric water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.9% in Lakeview — 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 69/100 on livability (#106 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F.
• Catoosa County (suburban): math 36% / reading 41% proficiency, ranked #49 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cloud Springs Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 279 students, 74% FRL); Lakeview Middle School (math 24% / reading 32%, grade F, #265 of 470 statewide, top 57%, 690 students, 67% FRL); Lakeview-Fort Oglethorpe High School (math 14% / reading 22%, grade F, #258 of 424 statewide, top 62%, 1,023 students, 55% FRL) — zoned schools average 65% FRL vs 41% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 38% district-wide (-12 pts) — the specific schools serving this property underperform the Catoosa County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.4%/yr); 425 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 848 units permitted in Catoosa County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Catoosa County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.26% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $180,472
• List price: $109,900
• Delta: -39.10%
• 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
269 E Circle Dr	0.31mi	2/1.0 (-1)	962 (+1%)	6mo	$175,000	$182	74
151 Park St	0.33mi	2/1.0 (-1)	888 (-7%)	1mo	$170,000	$191	67
232 Greenfield Dr	0.45mi	3/1.0	1,008 (+6%)	5mo	$210,000	$208	66
1366 Lakeview Dr	0.20mi	2/2.0 (-1)	860 (-10%)	0mo	$210,000	$244	65
155 Warren Street St	0.72mi	2/1.0 (-1)	941 (-1%)	1mo	$100,000	$106	58
155 Warren St	0.72mi	2/1.5 (-1)	941 (-1%)	0mo	$100,000	$106	57
146 W State Line Rd	0.35mi	3/1.0	1,062 (+11%)	12mo	$199,500	$188	55
146 W State Line Rd	0.35mi	3/1.0	1,062 (+11%)	12mo	$199,500	$188	55
820 Caldonia St	0.64mi	3/1.0	884 (-7%)	10mo	$100,000	$113	49
4 Edwards Ter	0.67mi	2/1.0 (-1)	840 (-12%)	1mo	$224,000	$267	43
9 Corley Ave	0.54mi	3/1.5	1,092 (+14%)	12mo	$189,900	$174	39
9 Edwards Ter	0.67mi	2/1.0 (-1)	1,068 (+12%)	11mo	$197,500	$185	35

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: 7.7%
• Equity multiple: 1.32×
• Total profit: $9,700
• Equity at exit: $16,386

10-year hold

• IRR: 20.5%
• Equity multiple: 3.10×
• Total profit: $64,599
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $330

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 71%

Sensitivity live

Price	-10% $406	-5% $368	+0% $330	+5% $293	+10% $255
Rent	-10% $221	-5% $276	+0% $330	+5% $385	+10% $439
Rate	-1.0pp $386	-0.5pp $358	base $330	+0.5pp $302	+1.0pp $273

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1413 Mana Ln Chattanooga, TN	2.0	1.0	990	$1,200	$1.21	24d	1	0.45mi
1408 Mana Ln East Ridge, TN	2.0–3.0	1.5–2.5	1357	$1,659	$1.22	14d	3	0.50mi
1302 Ridgefield Cir Chattanooga, TN	2.0	1.0	802	$1,199	$1.50	24d	1	0.67mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,350	$1.72	44d	1	0.86mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,200	$1.53	14d	1	0.86mi
2027 Lee St East Ridge, TN	2.0	1.0	655	$1,275	$1.95	24d	1	0.91mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	22d	1	0.94mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	14d	1	0.94mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	14d	1	0.99mi
100 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	14d	1	1.25mi
108 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	24d	1	1.25mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	24d	1	1.27mi
704 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	14d	2	1.28mi
301 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	44d	1	1.29mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	14d	1	1.33mi
203 Ga Ln Unit 203 , GA	2.0	2.0	995	$1,445	$1.45	14d	1	1.48mi

Listing history 6 events

1. 2026-06-03
   status $109,900 Pending 33 DOM
2. 2026-06-02
   days on market $109,900 Active 33 DOM
3. 2026-06-01
   days on market $109,900 Active 32 DOM
4. 2026-05-31
   days on market $109,900 Active 31 DOM
5. 2026-05-30
   days on market $109,900 Active 30 DOM
6. 2026-04-30
   listed $109,900 Active 916-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,557
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,197
• Taxable income: $2,356
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,400/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: Catoosa County
• NCES district ID: 1300930
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,913
• Composite: 33.13/100
• National rank: #5558
• State rank: #49 of 174 in GA

Livability — Lakeview

• Score: 69/100
• State rank: #106
• US rank: #8207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeview, GA
• County: Walker County · 48,831 people
• 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 (Catoosa County) Hauer SSP2

• Today (2025): 70,112 people
• By 2030: 71,621 · +2.2%
• By 2040: 73,595 · +5.0%
• By 2050: 73,921 · +5.4%
• By 2075: 72,135 · +2.9%
• By 2100: 65,979 · -5.9%

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 · Catoosa

• 2024 margin: Solid R (+55.5) · D 22.0% · R 77.5%
• 2008→2024 swing: -5.7pp toward R · 2008: -49.8pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+56.0 2016: R+60.7 2012: R+52.8 2008: R+49.8

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

2 events — show timeline

• 2026-06-02 Pending — GCAR
• 2026-04-30 Listed $109,900 GCAR

Property tax history

+4.9%/yr

Latest (2022): $141 · +25.9% YoY. Source: county tax records.