614 W Garden Farm Rd · Fairview, GA 30741

$75,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 121 Days on market

Built 1942 1.65 ac lot $58/sqft · 64% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

DO NOT DISTURB OCCUPANT. Sold As-IS.

Key facts

• 1.65 acre lot
• Built 1942
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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+, 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); 430 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• This rent runs 34% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 2.20% ✓
• Cap rate: 18.99%
• Cash-on-cash: 45.35%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (median comp): $205,568
• List price: $75,000
• Delta: -63.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 W Garden Farm Rd	0.12mi	3/1.0	1,368 (+6%)	10mo	$218,500	$160	76
545 E Garden Farm Rd	0.27mi	3/2.0	1,328 (+3%)	6mo	$260,000	$196	73
5 Overlook Trl	0.69mi	3/1.0	1,280 (-1%)	9mo	$145,000	$113	59
56 Meacham Rd	0.51mi	3/1.0	1,408 (+9%)	5mo	$105,000	$75	57
879 S Jenkins Rd	0.64mi	3/2.5	1,377 (+7%)	2mo	$170,500	$124	51
556 W Garden Farm Rd	0.17mi	2/1.5 (-1)	1,475 (+14%)	13mo	$206,099	$140	50
132 Alton Ter	0.62mi	3/2.0	1,152 (-11%)	1mo	$187,500	$163	49
59 Meacham Rd	0.48mi	4/3.0 (+1)	1,206 (-6%)	7mo	$253,500	$210	48
25 S Jenkins Rd	0.64mi	3/2.0	1,152 (-11%)	1mo	$225,000	$195	48
59 Bell Ct	0.67mi	2/1.0 (-1)	1,144 (-11%)	11mo	$256,000	$224	36

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: 47.4%
• Equity multiple: 3.20×
• Total profit: $46,117
• Equity at exit: $11,183

10-year hold

• IRR: 55.0%
• Equity multiple: 7.67×
• Total profit: $139,967
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $794

Break-even live

Break-even rent $645

Max offer price $75,000

Occupancy floor 47%

Sensitivity live

Price	-10% $836	-5% $815	+0% $794	+5% $772	+10% $751
Rent	-10% $663	-5% $729	+0% $794	+5% $859	+10% $924
Rate	-1.0pp $831	-0.5pp $813	base $794	+0.5pp $774	+1.0pp $754

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.73mi
305 Woodcreek Rd Unit C-5 Rossville, GA	2.0	1.0	900	$925	$1.03	45d	1	1.40mi

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 121 DOM
2. 2026-06-18
   days on market $75,000 Active 118 DOM
3. 2026-06-17
   days on market $75,000 Active 117 DOM
4. 2026-06-16
   days on market $75,000 Active 116 DOM
5. 2026-06-15
   days on market $75,000 Active 115 DOM
6. 2026-06-14
   days on market $75,000 Active 113 DOM
7. 2026-06-13
   days on market $75,000 Active 112 DOM
8. 2026-06-10
   days on market $75,000 Active 110 DOM
9. 2026-06-09
   days on market $75,000 Active 109 DOM
10. 2026-06-08
    days on market $75,000 Active 108 DOM
11. 2026-06-07
    days on market $75,000 Active 107 DOM
12. 2026-06-05
    days on market $75,000 Active 104 DOM
13. 2026-06-03
    days on market $75,000 Active 103 DOM
14. 2026-06-02
    days on market $75,000 Active 102 DOM
15. 2026-06-01
    days on market $75,000 Active 101 DOM
16. 2026-05-31
    days on market $75,000 Active 100 DOM
17. 2026-05-30
    days on market $75,000 Active 99 DOM
18. 2026-02-20
    listed $75,000 Active 36-char remark

    Show marketing remark (36 chars)

    DO NOT DISTURB OCCUPANT. Sold As-IS.

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $19,800
• − Mortgage interest: −$4,201
• − Property taxes: −$1,023
• − Insurance: −$375
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$2,182
• Taxable income: $8,851
• Est. tax owed @ 24.0%: −$2,124
• After-tax cash flow: $7,400/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: 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

1 event — show timeline

• 2026-02-20 Listed $75,000 GCAR

Property tax history

+8.3%/yr

Latest (2025): $1,023 · -9.3% YoY. Source: county tax records.