2 Bell Ave · Lakeview, GA 30741

$194,000

6 bd · 1.0 ba · 1,630 sqft · MultiFamily public records · 66 Days on market

Built 1940 9,147 sqft lot $119/sqft · 17% below area Est $234k · 17% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Attention investors! Looking for the 1% return or better? This is investment opportunity in Rossville, Georgia just minutes away from the Tennessee state line within the Greater Chattanooga area! This duplex currently had a gross monthly rent of $2184. The leases include $1239.95 rents for Unit A and previously $994.95 monthly for Unit B which is now vacant. There is also property management is in place. Unit A pays $155/month towards utilities and Unit B was paying $85 per month. Units have access to a storage shed as well. There is potential to increase gross monthly rents to $2550+ since the 2025 HUD Small Area Fair Market Rents are $1,340 for a 2 bedroom and $1,210 for a 1 bedroom unit in 30741. This duplex includes one 2 bedroom and 1 bathroom in unit A and 1 bedroom 1 bathroom in unit B. The property was previously connected to septic and has recently been connected to sewer in 2025. The vacant 1 bedroom unit may be shown and the tenant occupied unit after an accepted offer.

Key facts

• Storage shed
• Connected to sewer
• 9,147 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• STORAGE SHED
• CONNECTED TO SEWER

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $194k.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive. Per door: $486/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $194k).
• Recommended offer: $182k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: schools F, 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.
• Market conditions: Rents rising fast (+7.4%/yr); 425 active listings in the ZIP; 848 units permitted in Catoosa County in 2024 (256 in 5+ unit buildings).
• At $2,753/mo this rent would consume 56% of the median local household income ($59k/yr) (locally 834% of renters already pay >50% of income on rent) — 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 $1k of loan paydown is wiped out by about $6k 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 $54k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $130k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $182,360 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.47%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (median comp): $234,470
• List price: $194,000
• Delta: -17.26%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.44% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.80×
• Total profit: $43,268
• Equity at exit: $28,926

10-year hold

• IRR: 29.8%
• Equity multiple: 4.22×
• Total profit: $174,999
• Equity at exit: $16,774

Cash invested: $54,320 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,753 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $972

Break-even live

Break-even rent $1,523

Max offer price $194,000

Occupancy floor 60%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,752
Total (2 units)			$2,753

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $194,000 Active 66 DOM
2. 2026-06-17
   days on market $194,000 Active 65 DOM
3. 2026-06-16
   days on market $194,000 Active 64 DOM
4. 2026-06-15
   days on market $194,000 Active 63 DOM
5. 2026-06-14
   days on market $194,000 Active 61 DOM
6. 2026-06-10
   days on market $194,000 Active 58 DOM
7. 2026-06-09
   days on market $194,000 Active 57 DOM
8. 2026-06-08
   days on market $194,000 Active 56 DOM
9. 2026-06-07
   days on market $194,000 Active 55 DOM
10. 2026-06-03
    days on market $194,000 Active 51 DOM
11. 2026-06-02
    days on market $194,000 Active 50 DOM
12. 2026-06-01
    days on market $194,000 Active 49 DOM
13. 2026-05-31
    days on market $194,000 Active 48 DOM
14. 2026-05-30
    days on market $194,000 Active 47 DOM
15. 2026-05-18
    price $194,000 1007-char remark

    Show marketing remark (1007 chars)

    Attention investors! Looking for the 1% return or better? This is investment opportunity in Rossville, Georgia just minutes away from the Tennessee state line within the Greater Chattanooga area! This duplex currently had a gross monthly rent of $2184. The leases include $1239.95 rents for Unit A and previously $994.95 monthly for Unit B which is now vacant. There is also property management is in place. Unit A pays $155/month towards utilities and Unit B was paying $85 per month. Units have access to a storage shed as well. There is potential to increase gross monthly rents to $2550+ since the 2025 HUD Small Area Fair Market Rents are $1,340 for a 2 bedroom and $1,210 for a 1 bedroom unit in 30741. This duplex includes one 2 bedroom and 1 bathroom in unit A and 1 bedroom 1 bathroom in unit B. The property was previously connected to septic and has recently been connected to sewer in 2025. The vacant 1 bedroom unit may be shown and the tenant occupied unit after an accepted offer.

16. 2026-05-01
    price $199,000 1007-char remark

    Show marketing remark (1007 chars)

    Attention investors! Looking for the 1% return or better? This is investment opportunity in Rossville, Georgia just minutes away from the Tennessee state line within the Greater Chattanooga area! This duplex currently had a gross monthly rent of $2184. The leases include $1239.95 rents for Unit A and previously $994.95 monthly for Unit B which is now vacant. There is also property management is in place. Unit A pays $155/month towards utilities and Unit B was paying $85 per month. Units have access to a storage shed as well. There is potential to increase gross monthly rents to $2550+ since the 2025 HUD Small Area Fair Market Rents are $1,340 for a 2 bedroom and $1,210 for a 1 bedroom unit in 30741. This duplex includes one 2 bedroom and 1 bathroom in unit A and 1 bedroom 1 bathroom in unit B. The property was previously connected to septic and has recently been connected to sewer in 2025. The vacant 1 bedroom unit may be shown and the tenant occupied unit after an accepted offer.

17. 2026-04-10
    listed $204,000 Active 1007-char remark

    Show marketing remark (1007 chars)

    Attention investors! Looking for the 1% return or better? This is investment opportunity in Rossville, Georgia just minutes away from the Tennessee state line within the Greater Chattanooga area! This duplex currently had a gross monthly rent of $2184. The leases include $1239.95 rents for Unit A and previously $994.95 monthly for Unit B which is now vacant. There is also property management is in place. Unit A pays $155/month towards utilities and Unit B was paying $85 per month. Units have access to a storage shed as well. There is potential to increase gross monthly rents to $2550+ since the 2025 HUD Small Area Fair Market Rents are $1,340 for a 2 bedroom and $1,210 for a 1 bedroom unit in 30741. This duplex includes one 2 bedroom and 1 bathroom in unit A and 1 bedroom 1 bathroom in unit B. The property was previously connected to septic and has recently been connected to sewer in 2025. The vacant 1 bedroom unit may be shown and the tenant occupied unit after an accepted offer.

18. 2025-03-13
    price $189,000
19. 2024-12-05
    price $196,500
20. 2024-10-24
    price $197,500
21. 2024-10-08
    price $199,500
22. 2024-01-13
    historical $995
23. 2023-12-01
    listed $995
24. 2023-10-04
    price $217,500
25. 2022-12-22
    soldstatus $130,000
26. 2022-12-13
    soldstatus $130,000 Closed
27. 2022-11-05
    historical Contingent
28. 2022-10-24
    price $184,900
29. 2022-09-09
    price $189,900
30. 2022-05-25
    listed $225,000 Active
31. 2015-10-20
    soldstatus $49,900
32. 2003-06-06
    soldstatus $37,000

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: +$527/yr (+$44/mo · 41.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $33,036
• − Mortgage interest: −$10,867
• − Property taxes: −$1,258
• − Insurance: −$970
• − Repairs & maintenance: −$2,643
• − Management: −$2,643
• − Depreciation: −$5,644
• Taxable income: $9,012
• Est. tax owed @ 24.0%: −$2,163
• After-tax cash flow: $9,500/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

+424.3% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $194,000 GCAR
• 2026-05-01 Price Changed $199,000 GCAR
• 2026-04-10 Listed $204,000 GCAR
• 2025-03-13 Price Changed $189,000 GCAR
• 2024-12-05 Price Changed $196,500 GCAR
• 2024-10-24 Price Changed $197,500 GCAR
• 2024-10-08 Price Changed $199,500 GCAR
• 2024-01-13 Rental Removed $995 APPFOLIO
• 2023-12-01 Listed for Rent $995 APPFOLIO
• 2023-10-04 Price Changed $217,500 GCAR
• 2022-12-22 Sold (Public Records) $130,000 Public Records
• 2022-12-13 Sold (MLS) $130,000 GCAR
• 2022-11-05 Contingent — GCAR
• 2022-10-24 Price Changed $184,900 GCAR
• 2022-09-09 Price Changed $189,900 GCAR
• 2022-05-25 Listed $225,000 GCAR
• 2015-10-20 Sold (Public Records) $49,900 Public Records
• 2003-06-06 Sold (Public Records) $37,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,258 · -4.2% YoY. Source: county tax records.