555 E Garden Farm Rd · Fairview, GA 30741

$250,000

4 bd · 2.0 ba · 1,612 sqft · MultiFamily public records · 5 Days on market

Built 1972

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Why this score? — see what drove the C- 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Rent growth +4.4/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 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

Excellent investment opportunity in Rossville! Situated on approximately 2 acres, this all-brick duplex offers strong income potential and a convenient location just minutes from Battlefield Parkway, shopping, dining, and everyday amenities. Each unit features 2 bedrooms and 1 full bath with convenient one-level living. Unit A is currently occupied by a long-term tenant generating $1,000 per month in rental income, providing immediate cash flow for investors. Unit B is vacant and has been freshly painted throughout the interior with updated countertops, making it move-in ready for a new tenant or owner-occupant. Recent improvements add even more value and peace of mind, including a new roof, exterior paint, and updated water heaters. The level 2-acre lot offers ample outdoor space and enhances the property's overall appeal and future potential. Whether you're looking to expand your investment portfolio or live in one unit while generating rental income from the other, this property offers both flexibility and opportunity. Located in a desirable area of Walker County with easy access to shopping, dining, and major thoroughfares, this income-producing duplex is one you won't want to miss!

Key facts

• Built 1972
• Listed 5 days

Property features AI

Finance

• Other: Total building living area reported; Two rental units total
• Financial info: Tenant pays: Other (details not specified); Annual tax amount reported
• HOA & community: No HOA information provided

Exterior

• Parking: Detached parking (driveway access)
• Security: No security features listed
• Utilities: Public water available; Septic tank sewer; Electricity available
• Home design: Residential income duplex; Single-story (one level); Existing construction
• Construction: Brick and other construction materials; Asphalt roof
• Exterior features: 2-acre lot; Driveway

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Tile
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Carpet and tile flooring throughout; Central heating (electric); Central air conditioning (electric)
• Laundry & utility: No specific laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive. Per door: $211/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.3% vs local median 4.9% in Fairview — 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 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+, amenities F, commute 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.
• Zoned schools: Rossville Elementary School (math 22% / reading 17%, grade F, #878 of 1,228 statewide, top 75%, 416 students, 91% 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 81% FRL vs 61% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.4%/yr); 430 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• At $2,550/mo this rent would consume 52% 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 6y 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 $215k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,773
• Equity at exit: $37,276

10-year hold

• IRR: 13.0%
• Equity multiple: 2.23×
• Total profit: $86,418
• Equity at exit: $21,615

Cash invested: $70,000 (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: 430
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $422

Break-even live

Break-even rent $2,016

Max offer price $250,000

Occupancy floor 78%

Sensitivity live

Price	-10% $564	-5% $493	+0% $422	+5% $351	+10% $281
Rent	-10% $221	-5% $321	+0% $422	+5% $523	+10% $624
Rate	-1.0pp $548	-0.5pp $486	base $422	+0.5pp $357	+1.0pp $291

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,550
Total (2 units)			$2,550

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Crabtree Rd Rossville, GA	3.0	1.5	1200	$1,775	$1.48	15d	1	0.51mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	25d	1	1.36mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	45d	1	1.36mi

Listing history 4 events

1. 2026-06-21
   statusdays on market $250,000 Active Under Contract 5 DOM
2. 2026-06-18
   days on market $250,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark

   Show marketing remark (1205 chars)

   Excellent investment opportunity in Rossville! Situated on approximately 2 acres, this all-brick duplex offers strong income potential and a convenient location just minutes from Battlefield Parkway, shopping, dining, and everyday amenities. Each unit features 2 bedrooms and 1 full bath with convenient one-level living. Unit A is currently occupied by a long-term tenant generating $1,000 per month in rental income, providing immediate cash flow for investors. Unit B is vacant and has been freshly painted throughout the interior with updated countertops, making it move-in ready for a new tenant or owner-occupant. Recent improvements add even more value and peace of mind, including a new roof, exterior paint, and updated water heaters. The level 2-acre lot offers ample outdoor space and enhances the property's overall appeal and future potential. Whether you're looking to expand your investment portfolio or live in one unit while generating rental income from the other, this property offers both flexibility and opportunity. Located in a desirable area of Walker County with easy access to shopping, dining, and major thoroughfares, this income-producing duplex is one you won't want to miss!

4. 2026-06-16
   listed $250,000 Active 1 DOM

   Show marketing remark (1205 chars)

   Excellent investment opportunity in Rossville! Situated on approximately 2 acres, this all-brick duplex offers strong income potential and a convenient location just minutes from Battlefield Parkway, shopping, dining, and everyday amenities. Each unit features 2 bedrooms and 1 full bath with convenient one-level living. Unit A is currently occupied by a long-term tenant generating $1,000 per month in rental income, providing immediate cash flow for investors. Unit B is vacant and has been freshly painted throughout the interior with updated countertops, making it move-in ready for a new tenant or owner-occupant. Recent improvements add even more value and peace of mind, including a new roof, exterior paint, and updated water heaters. The level 2-acre lot offers ample outdoor space and enhances the property's overall appeal and future potential. Whether you're looking to expand your investment portfolio or live in one unit while generating rental income from the other, this property offers both flexibility and opportunity. Located in a desirable area of Walker County with easy access to shopping, dining, and major thoroughfares, this income-producing duplex is one you won't want to miss!

ⓘ 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: $2,127 · $177/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$173/yr (+$14/mo · 8.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: $30,600
• − Mortgage interest: −$14,004
• − Property taxes: −$2,127
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$7,273
• Taxable income: $1,050
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $4,813/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: 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

+174.7% since first listed

21 events — show timeline

• 2026-06-16 Listed $250,000 REALTRACS as Distributed by MLS Grid
• 2026-06-16 Listed $250,000 GCAR
• 2023-07-20 Sold (Public Records) $215,000 Public Records
• 2023-07-14 Sold (MLS) $215,000 REALTRACS as Distributed by MLS Grid
• 2023-07-14 Sold (MLS) $215,000 RCAOR
• 2023-07-14 Sold (MLS) $215,000 GCAR
• 2023-06-20 Contingent — GCAR
• 2023-06-20 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-06-18 Listed $215,000 REALTRACS as Distributed by MLS Grid
• 2023-06-16 Listed $215,000 GCAR
• 2023-06-15 Listed $215,000 RCAOR
• 2021-05-05 Sold (Public Records) $169,900 Public Records
• 2021-04-24 Sold (MLS) $169,900 REALTRACS as Distributed by MLS Grid
• 2021-04-24 Sold (MLS) $169,900 GCAR
• 2021-03-18 Contingent — GCAR
• 2021-03-17 Relisted — GCAR
• 2021-03-12 Contingent — GCAR
• 2021-03-07 Relisted — GCAR
• 2020-12-31 Delisted — GCAR
• 2020-11-08 Listed $169,900 GCAR
• 2007-10-04 Sold (Public Records) $91,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,127 · +7.8% YoY. Source: county tax records.