2 Canary Ln · Fairview, GA 30741

$200,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 40 Days on market

Built 1962 0.34 ac lot $154/sqft · 9% above area Est $184k · 9% over

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Why this score? — see what drove the D 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 +16.3/30.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• 1% rule +3.8/10.0
• ARV discount +3.6/15.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION FIRST TIME BUYERS OR INVESTORS! This home is located in the Fairview Community. Nice extra large lot, the previous owner used a parking area in the back yard to avoid the front steps. This home is perfect for the new owner to make updates to taste and needs some repairs. Basement is partially unfinished. Being sold As-Is

Key facts

• Downstairs open room
• Office
• Game room

Tags

• DOWNSTAIRS OPEN ROOM
• GAME ROOM
• DEN
• OFFICE

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence)

Exterior

• Parking: Attached garage with 2 spaces; Garage with automatic door opener; Basement parking access
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Single-family residence; One level
• Construction: Brick and stone construction; Asphalt shingle roof; Brick/mortar and stone foundation; Built prior to or in 2026
• Exterior features: Rain gutters; Deck; Patio; Outbuilding; Corner lot; Gentle sloping lot

Interior

• Kitchen: Refrigerator; Microwave; Free-standing electric range; Dishwasher; Electric water heater
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Window unit(s)
• Interior features: Aluminum-framed windows; Smoke detector(s); Partial unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (12.2% below list).
• Recommended offer: $176k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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+, 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $6k 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 40 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $111k; list at $200k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $175,612 (12.2% below list)

Questions for the listing agent

1. It's been on market 40 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 1962 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (median comp): $184,064
• List price: $200,000
• Delta: 8.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Virginia Ave	0.26mi	3/1.5	1,296 (0%)	1mo	$200,000	$154	85
49 Crabtree Rd	0.29mi	4/2.5 (+1)	1,330 (+3%)	2mo	$285,000	$214	73
408 N Jenkins Rd N	0.16mi	3/2.0	1,416 (+9%)	6mo	$249,900	$176	72
406 Jenkins Rd	0.16mi	2/1.0 (-1)	1,205 (-7%)	1mo	$212,000	$176	71
5 Overlook Trl	0.35mi	3/1.0	1,280 (-1%)	9mo	$145,000	$113	70
45 Virginia Ave	0.27mi	3/1.5	1,432 (+10%)	1mo	$230,000	$161	67
545 E Garden Farm Rd	0.51mi	3/2.0	1,328 (+2%)	6mo	$260,000	$196	67
25 S Jenkins Rd	0.37mi	3/2.0	1,152 (-11%)	1mo	$225,000	$195	64
132 Alton Ter	0.45mi	3/2.0	1,152 (-11%)	1mo	$187,500	$163	60
32 Opal Rd	0.41mi	3/2.0	1,192 (-8%)	11mo	$99,000	$83	58
321 Jewell Ln	0.51mi	3/1.5	1,476 (+14%)	4mo	$274,900	$186	48
59 Bell Ct	0.60mi	2/1.0 (-1)	1,144 (-12%)	11mo	$256,000	$224	34

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: -8.0%
• Equity multiple: 0.69×
• Total profit: $-17,260
• Equity at exit: $29,821

10-year hold

• IRR: 6.2%
• Equity multiple: 1.55×
• Total profit: $30,683
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $110

Break-even live

Break-even rent $1,617

Max offer price $200,000

Occupancy floor 89%

Sensitivity live

Price	-10% $223	-5% $166	+0% $110	+5% $53	+10% $-3
Rent	-10% $-29	-5% $40	+0% $110	+5% $179	+10% $248
Rate	-1.0pp $210	-0.5pp $161	base $110	+0.5pp $58	+1.0pp $5

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.15mi
305 Woodcreek Rd Unit C-5 Rossville, GA	2.0	1.0	900	$925	$1.03	45d	1	0.71mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	25d	1	0.86mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	45d	1	0.86mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	45d	1	1.37mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	25d	1	1.37mi
115 Saddlebred Way Rossville, GA	4.0	2.5	1825	$2,145	$1.18	15d	1	1.40mi

Listing history 23 events

1. 2026-06-16
   statusdays on market $200,000 Pending 40 DOM
2. 2026-06-15
   days on market $200,000 Active 39 DOM
3. 2026-06-14
   days on market $200,000 Active 37 DOM
4. 2026-06-13
   days on market $200,000 Active 36 DOM
5. 2026-06-10
   days on market $200,000 Active 34 DOM
6. 2026-06-09
   days on market $200,000 Active 33 DOM
7. 2026-06-08
   days on market $200,000 Active 32 DOM
8. 2026-06-07
   days on market $200,000 Active 31 DOM
9. 2026-06-05
   days on market $200,000 Active 28 DOM
10. 2026-06-03
    days on market $200,000 Active 27 DOM
11. 2026-06-02
    days on market $200,000 Active 26 DOM
12. 2026-06-01
    days on market $200,000 Active 25 DOM
13. 2026-05-31
    days on market $200,000 Active 24 DOM
14. 2026-05-30
    days on market $200,000 Active 23 DOM
15. 2026-05-07
    listed $200,000 Active 594-char remark
16. 2021-04-20
    soldstatus $110,777
17. 2021-04-15
    soldstatus $110,000 Closed 333-char remark

    Show marketing remark (332 chars)

    ATTENTION FIRST TIME BUYERS OR INVESTORS! This home is located in the Fairview Community. Nice extra large lot, the previous owner used a parking area in the back yard to avoid the front steps. This home is perfect for the new owner to make updates to taste and needs some repairs. Basement is partially unfinished. Being sold As-Is

18. 2021-04-15
    soldstatus $110,000

    Show marketing remark (332 chars)

    ATTENTION FIRST TIME BUYERS OR INVESTORS! This home is located in the Fairview Community. Nice extra large lot, the previous owner used a parking area in the back yard to avoid the front steps. This home is perfect for the new owner to make updates to taste and needs some repairs. Basement is partially unfinished. Being sold As-Is

19. 2021-03-11
    historical Contingent 333-char remark

    Show marketing remark (333 chars)

    ATTENTION FIRST TIME BUYERS OR INVESTORS! This home is located in the Fairview Community. Nice extra large lot, the previous owner used a parking area in the back yard to avoid the front steps. This home is perfect for the new owner to make updates to taste and needs some repairs. Basement is partially unfinished. Being sold As-Is

20. 2021-03-09
    price $110,000 333-char remark

    Show marketing remark (333 chars)

    ATTENTION FIRST TIME BUYERS OR INVESTORS! This home is located in the Fairview Community. Nice extra large lot, the previous owner used a parking area in the back yard to avoid the front steps. This home is perfect for the new owner to make updates to taste and needs some repairs. Basement is partially unfinished. Being sold As-Is

21. 2021-03-05
    listed $120,000 Active 333-char remark

    Show marketing remark (333 chars)

    ATTENTION FIRST TIME BUYERS OR INVESTORS! This home is located in the Fairview Community. Nice extra large lot, the previous owner used a parking area in the back yard to avoid the front steps. This home is perfect for the new owner to make updates to taste and needs some repairs. Basement is partially unfinished. Being sold As-Is

22. 2014-11-11
    soldstatus $67,877
23. 2014-09-23
    listed $65,000

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$95/yr (+$8/mo · 5.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: $21,073
• − Mortgage interest: −$11,203
• − Property taxes: −$1,745
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$5,818
• Taxable loss: −$2,065
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $1,813/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

+207.7% since first listed

10 events — show timeline

• 2026-06-16 Pending — GCAR
• 2026-05-07 Listed $200,000 GCAR
• 2021-04-20 Sold (Public Records) $110,777 Public Records
• 2021-04-15 Sold (MLS) $110,000 REALTRACS as Distributed by MLS Grid
• 2021-04-15 Sold (MLS) $110,000 GCAR
• 2021-03-11 Contingent — GCAR
• 2021-03-09 Price Changed $110,000 GCAR
• 2021-03-05 Listed $120,000 GCAR
• 2014-11-11 Sold (MLS) $67,877 CCARMLS
• 2014-09-23 Listed $65,000 CCARMLS

Property tax history

+7.6%/yr

Latest (2025): $1,745 · +0.1% YoY. Source: county tax records.