318 320 Hillsboro Rd · Lakeview, GA 30741

$179,900

4 bd · 2.0 ba · 1,628 sqft · MultiFamily · 4 Days on market

Built 1965 Good condition 0.41 ac lot $111/sqft · 20% below area Est $225k · 20% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.4/5.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• 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

Cash-flowing, value-add duplex with strong upside - convenient to Lakeview Middle School. This all-brick duplex features two 2-bedroom, 1-bath units with 1,600+ total square feet. One unit is currently rented, providing immediate income, while the second unit has been extensively renovated and is nearing completion with only final touches remaining. Projected rent of $1,500-$1,800 per month once stabilized, offering a clear opportunity to increase income and overall return. Features include hardwood flooring, a newer roof, separate septic systems, and a spacious 0.41-acre lot--larger than many nearby properties. Conveniently located with quick access to Lakeview Middle School, I-75, Costco, downtown Chattanooga, and shopping and dining, this property offers strong rental appeal and long-term investment potential. This property is being sold as-is.

Key facts

• 0.41 acre lot
• Built 1965
• Listed 4 days

🏷️ Possibly a rental listed for sale. The $179,900 price doesn't fit this home's estimated sale value (~$225,461) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive. Per door: $329/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 10.7% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 848 units permitted in Catoosa County in 2024 (256 in 5+ unit buildings).
• At $2,407/mo this rent would consume 49% 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 $5k 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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

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 1965 — 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: 1.34% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.68%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $225,461
• List price: $179,900
• Delta: -20.21%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 320 Hillsboro Rd	0.00mi	4/2.0	1,628 (0%)	1mo	$179,900	$111	99
312314 Greenfield Dr	0.02mi	4/2.0	1,628 (0%)	16mo	$225,000	$138	86
201-203 Chestnut St	0.58mi	4/2.0	1,529 (-6%)	7mo	$263,000	$172	57

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: 11.4%
• Equity multiple: 1.48×
• Total profit: $24,045
• Equity at exit: $26,824

10-year hold

• IRR: 23.8%
• Equity multiple: 3.49×
• Total profit: $125,601
• Equity at exit: $15,554

Cash invested: $50,372 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,407 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $658

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,408
Total (2 units)			$2,407

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Mary Ln Rossville, GA	3.0	1.5	1400	$1,700	$1.21	23d	1	0.47mi
61 Corley Ave Rossville, GA	3.0	2.0	1304	$1,823	$1.40	23d	1	0.62mi
65 Nason St Rossville, GA	3.0	2.0	1876	$1,895	$1.01	23d	1	0.68mi
65 Nason St Rossville, GA	3.0	2.0	1876	$1,995	$1.06	43d	1	0.68mi
1408 Mana Ln East Ridge, TN	2.0–3.0	1.5–2.5	1357	$1,659	$1.22	14d	3	0.96mi
1252 Cloud Springs Ln Fort Oglethorpe, GA	3.0–4.0	2.0	1228	$1,526	$1.24	43d	6	1.33mi
1252 Cloud Springs Ln Fort Oglethorpe, GA	3.0–4.0	2.0	1228	$1,384	$1.13	14d	9	1.33mi

Listing history 5 events

1. 2026-05-04
   status Pending 859-char remark

   Show marketing remark (859 chars)

   Cash-flowing, value-add duplex with strong upside - convenient to Lakeview Middle School. This all-brick duplex features two 2-bedroom, 1-bath units with 1,600+ total square feet. One unit is currently rented, providing immediate income, while the second unit has been extensively renovated and is nearing completion with only final touches remaining. Projected rent of $1,500-$1,800 per month once stabilized, offering a clear opportunity to increase income and overall return. Features include hardwood flooring, a newer roof, separate septic systems, and a spacious 0.41-acre lot--larger than many nearby properties. Conveniently located with quick access to Lakeview Middle School, I-75, Costco, downtown Chattanooga, and shopping and dining, this property offers strong rental appeal and long-term investment potential. This property is being sold as-is.

2. 2026-05-02
   status Active 859-char remark

   Show marketing remark (859 chars)

   Cash-flowing, value-add duplex with strong upside - convenient to Lakeview Middle School. This all-brick duplex features two 2-bedroom, 1-bath units with 1,600+ total square feet. One unit is currently rented, providing immediate income, while the second unit has been extensively renovated and is nearing completion with only final touches remaining. Projected rent of $1,500-$1,800 per month once stabilized, offering a clear opportunity to increase income and overall return. Features include hardwood flooring, a newer roof, separate septic systems, and a spacious 0.41-acre lot--larger than many nearby properties. Conveniently located with quick access to Lakeview Middle School, I-75, Costco, downtown Chattanooga, and shopping and dining, this property offers strong rental appeal and long-term investment potential. This property is being sold as-is.

3. 2026-04-24
   status Pending 859-char remark

   Show marketing remark (859 chars)

   Cash-flowing, value-add duplex with strong upside - convenient to Lakeview Middle School. This all-brick duplex features two 2-bedroom, 1-bath units with 1,600+ total square feet. One unit is currently rented, providing immediate income, while the second unit has been extensively renovated and is nearing completion with only final touches remaining. Projected rent of $1,500-$1,800 per month once stabilized, offering a clear opportunity to increase income and overall return. Features include hardwood flooring, a newer roof, separate septic systems, and a spacious 0.41-acre lot--larger than many nearby properties. Conveniently located with quick access to Lakeview Middle School, I-75, Costco, downtown Chattanooga, and shopping and dining, this property offers strong rental appeal and long-term investment potential. This property is being sold as-is.

4. 2026-04-23
   listed $179,900 Active 859-char remark

   Show marketing remark (859 chars)

   Cash-flowing, value-add duplex with strong upside - convenient to Lakeview Middle School. This all-brick duplex features two 2-bedroom, 1-bath units with 1,600+ total square feet. One unit is currently rented, providing immediate income, while the second unit has been extensively renovated and is nearing completion with only final touches remaining. Projected rent of $1,500-$1,800 per month once stabilized, offering a clear opportunity to increase income and overall return. Features include hardwood flooring, a newer roof, separate septic systems, and a spacious 0.41-acre lot--larger than many nearby properties. Conveniently located with quick access to Lakeview Middle School, I-75, Costco, downtown Chattanooga, and shopping and dining, this property offers strong rental appeal and long-term investment potential. This property is being sold as-is.

5. 2026-04-17
   historical $179,900 859-char remark

   Show marketing remark (859 chars)

   Cash-flowing, value-add duplex with strong upside - convenient to Lakeview Middle School. This all-brick duplex features two 2-bedroom, 1-bath units with 1,600+ total square feet. One unit is currently rented, providing immediate income, while the second unit has been extensively renovated and is nearing completion with only final touches remaining. Projected rent of $1,500-$1,800 per month once stabilized, offering a clear opportunity to increase income and overall return. Features include hardwood flooring, a newer roof, separate septic systems, and a spacious 0.41-acre lot--larger than many nearby properties. Conveniently located with quick access to Lakeview Middle School, I-75, Costco, downtown Chattanooga, and shopping and dining, this property offers strong rental appeal and long-term investment potential. This property is being sold as-is.

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 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: $28,884
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − Depreciation: −$5,233
• Taxable income: $5,354
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $6,614/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained, all-brick duplex with two 2-bedroom units offers immediate income and strong potential for value-add improvements.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace windows with energy-efficient ones — Improved energy efficiency and curb appeal
• Both Upgrade HVAC system — Modernized system improves comfort and energy efficiency
• Both Install smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace windows with energy-efficient ones — Improved energy efficiency and curb appeal ↑
• Both Upgrade HVAC system — Modernized system improves comfort and energy efficiency ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

5 events — show timeline

• 2026-05-04 Pending — GCAR
• 2026-05-02 Relisted — GCAR
• 2026-04-24 Pending — GCAR
• 2026-04-23 Listed $179,900 GCAR
• 2026-04-17 Coming Soon $179,900 GCAR