Dover Plan · Fairview, GA 30741

$259,900

3 bd · 2.0 ba · 1,453 sqft · SingleFamily · 240 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Schools +2.1/10.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new home is laid out on a convenient single-story floorplan to promote ease of living. Down the foyer is the spacious family room ideal for relaxation and entertainment, which connects to a fully equipped kitchen, intimate dining area and an attached patio. In a quiet corner is the generously sized owner's suite, complemented by an adjoining bathroom and walk-in closet. On the opposite end of the layout are two versatile bedrooms framing a convenient full-sized bathroom.

Key facts

• Outdoor recreation
• 2 garage spots
• Listed 239 days

Tags

• SPACIOUS SINGLE-FAMILY HOMES
• SHOPPING DINING ENTERTAINMENT
• OUTDOOR RECREATION

🏗️ New construction. The $259,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $293,629.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-473 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (24.2% below list).
• Recommended offer: $197k (24.2% below list) — sets the bar for 1% rule.

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: Stone Creek Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 425 students, 84% 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 78% FRL vs 61% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.4%/yr); 721 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 40% 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 $2k of loan paydown is wiped out by about $9k 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 240 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $196,950 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $293,629
• List price: $259,900
• Delta: -11.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Overbrook Dr	0.35mi	3/2.0	1,419 (-2%)	3mo	$307,000	$216	77
140 Saddlebred Way	0.05mi	3/2.5	1,600 (+10%)	7mo	$255,900	$160	73
114 Saddlebred Way	0.02mi	3/2.5	1,600 (+10%)	9mo	$255,000	$159	73
47 Saddlebred Way	0.10mi	3/2.5	1,600 (+10%)	17mo	$285,000	$178	62
49 Dry Valley Rd	0.50mi	2/1.5 (-1)	1,638 (+13%)	18mo	$380,000	$232	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: -23.5%
• Equity multiple: 0.17×
• Total profit: $-68,503
• Equity at exit: $43,781

10-year hold

• IRR: -9.5%
• Equity multiple: 0.31×
• Total profit: $-57,002
• Equity at exit: $25,388

Cash invested: $82,216 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 12 under contract
• Months of supply: 22.5 mo (4%/mo absorbed)
• Median asking: $282,900 ($178/sqft)
• Median days on market: 89 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +13.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30741

• Home prices YoY: -30.7%
• Rents YoY: 7.4%
• Active inventory: 721
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$1,540
• Tax est. 1.5%: −$367 /mo · $4,404/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-473

Break-even live

Break-even rent $2,569

Max offer price $225,142

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-372	+0% $-473	+5% $-575	+10% $-676
Rent	-10% $-629	-5% $-551	+0% $-473	+5% $-396	+10% $-318
Rate	-1.0pp $-325	-0.5pp $-399	base $-473	+0.5pp $-549	+1.0pp $-627

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: $73,407
• Closing costs: $8,809
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	164d	1	0.03mi
114 Saddlebred Way Rossville, GA	3.0	2.5	1600	$2,295	$1.43	184d	1	0.03mi
115 Saddlebred Way Rossville, GA	4.0	2.5	1825	$2,145	$1.18	154d	1	0.04mi
107 Lytle Rd Unit A Rossville, GA	2.0	1.0	989	$995	$1.01	10d	1	0.75mi
10 Draught St Rossville, GA	3.0–4.0	2.0–2.5	1756	$1,770	$1.01	0d	1	1.05mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	184d	1	1.11mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,475	$1.34	51d	1	1.11mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	164d	1	1.11mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,450	$1.31	46d	1	1.11mi
305 Woodcreek Rd Unit C-5 Rossville, GA	2.0	1.0	900	$900	$1.00	10d	1	1.21mi
404 Woodcreek Rd Unit D-4 Rossville, GA	2.0	1.0	900	$850	$0.94	10d	1	1.24mi
104 Woodcreek Rd Unit A-4 Rossville, GA	2.0	1.0	900	$850	$0.94	10d	1	1.25mi
28 Travis Rd Rossville, GA	3.0	2.0	1425	$1,550	$1.09	51d	1	1.35mi
2 Canary Ln Rossville, GA	3.0	2.0	1296	$1,695	$1.31	28d	1	1.36mi
716 Salem Rd Rossville, GA	2.0	1.0	900	$899	$1.00	7d	1	1.45mi
716 Salem Rd Apt A Rossville, GA	2.0	1.0	900	$899	$1.00	37d	1	1.45mi
1535 Myrt St Rossville, GA	2.0	1.0	1015	$1,295	$1.28	51d	1	1.49mi

Listing history 50 events

1. 2026-11-08
   days on market $259,900 Active 240 DOM
2. 2026-11-07
   days on market $259,900 Active 239 DOM
3. 2026-11-06
   days on market $259,900 Active 238 DOM
4. 2026-11-05
   days on market $259,900 Active 237 DOM
5. 2026-11-04
   days on market $259,900 Active 236 DOM
6. 2026-11-02
   days on market $259,900 Active 234 DOM
7. 2026-11-01
   days on market $259,900 Active 233 DOM
8. 2026-10-31
   days on market $259,900 Active 232 DOM
9. 2026-10-30
   days on market $259,900 Active 231 DOM
10. 2026-10-30
    price $259,900 Active 230 DOM
11. 2026-10-29
    days on market $256,900 Active 230 DOM
12. 2026-10-28
    days on market $256,900 Active 229 DOM
13. 2026-10-27
    days on market $256,900 Active 228 DOM
14. 2026-10-26
    days on market $256,900 Active 227 DOM
15. 2026-10-26
    days on market $256,900 Active 226 DOM
16. 2026-10-24
    days on market $256,900 Active 225 DOM
17. 2026-10-23
    days on market $256,900 Active 224 DOM
18. 2026-10-22
    days on market $256,900 Active 223 DOM
19. 2026-10-21
    days on market $256,900 Active 222 DOM
20. 2026-10-20
    days on market $256,900 Active 221 DOM
21. 2026-10-19
    days on market $256,900 Active 220 DOM
22. 2026-10-18
    days on market $256,900 Active 219 DOM
23. 2026-10-17
    days on market $256,900 Active 218 DOM
24. 2026-10-16
    days on market $256,900 Active 217 DOM
25. 2026-10-15
    days on market $256,900 Active 216 DOM
26. 2026-10-14
    days on market $256,900 Active 215 DOM
27. 2026-10-13
    days on market $256,900 Active 214 DOM
28. 2026-10-12
    days on market $256,900 Active 213 DOM
29. 2026-10-11
    days on market $256,900 Active 212 DOM
30. 2026-10-10
    days on market $256,900 Active 211 DOM
31. 2026-10-09
    days on market $256,900 Active 210 DOM
32. 2026-10-08
    days on market $256,900 Active 209 DOM
33. 2026-10-07
    days on market $256,900 Active 208 DOM
34. 2026-10-06
    days on market $256,900 Active 207 DOM
35. 2026-10-05
    days on market $256,900 Active 206 DOM
36. 2026-10-04
    days on market $256,900 Active 205 DOM
37. 2026-10-04
    days on market $256,900 Active 204 DOM
38. 2026-10-02
    days on market $256,900 Active 203 DOM
39. 2026-10-01
    days on market $256,900 Active 202 DOM
40. 2026-09-30
    days on market $256,900 Active 201 DOM
41. 2026-09-29
    days on market $256,900 Active 200 DOM
42. 2026-09-28
    days on market $256,900 Active 199 DOM
43. 2026-09-27
    days on market $256,900 Active 198 DOM
44. 2026-09-26
    days on market $256,900 Active 197 DOM
45. 2026-09-25
    days on market $256,900 Active 196 DOM
46. 2026-09-24
    days on market $256,900 Active 195 DOM
47. 2026-09-23
    days on market $256,900 Active 194 DOM
48. 2026-09-22
    days on market $256,900 Active 193 DOM
49. 2026-09-21
    days on market $256,900 Active 192 DOM
50. 2026-09-20
    pricedays on market $256,900 Active 191 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,634
• − Mortgage interest: −$16,448
• − Property taxes: −$4,404
• − Insurance: −$1,468
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$8,542
• Taxable loss: −$11,010
• Est. tax savings @ 24.0%: +$2,642
• After-tax cash flow: $-3,037/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 · 12 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a modern design and well-maintained exterior. It offers a spacious floorplan with a good layout and ample natural light. The property is ready for immediate occupancy and would benefit from minor exterior updates and flooring improvements to further enhance its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Stone Creek Elementary School F GA #810/1,228 Nat'l #32,000/41,679 Middle Rossville Middle School F GA #368/470 Nat'l #11,948/14,009 High Ridgeland High School F GA #225/424 Nat'l #13,947/17,239

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

D Composite livability gradescore 58/100

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 · 66,050 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: 8% of renters

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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%

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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%
• Languages at home: 96% English-only · Spanish 3%

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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

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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

• 2026-03-13 Listed $269,900 Zillow