811 Schmitt Rd · Fairview, GA 30741

$55,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 24 Days on market

Built 1922 0.52 ac lot ↓ 24% since listing

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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

This 3-bedroom, 1-bath home offers 1,152 sq ft of living space and is a great opportunity for investors or buyers ready to renovate. Situated in Rossville, the property features a functional layout and sits on a spacious lot, but will require updates and repairs throughout. With strong value-add potential, this is ideal for a fix-and-flip, rental investment, or a buyer looking to customize a home to their needs. Conveniently located near shopping, dining, and major roadways. Bring your vision-this property needs work but offers great upside.

Key facts

• Spacious lot
• Functional layout
• 0.52 acre lot

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LOT
• STRONG VALUE-ADD POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% 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: 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); 430 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $55k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.22% ✓
• Cap rate: 18.59%
• Cash-on-cash: 43.92%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $209,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Park City Rd	0.31mi	3/1.0	1,133 (-2%)	2mo	$165,000	$146	81
804 Schmidt Rd	0.06mi	3/2.0	1,248 (+8%)	2mo	$252,700	$202	78
7 Broadway St	0.27mi	3/1.5	1,248 (+8%)	2mo	$189,900	$152	70
725 Schmidt Rd	0.07mi	3/2.0	980 (-15%)	10mo	$109,000	$111	60
934 Hulana St	0.59mi	2/2.0 (-1)	1,173 (+2%)	1mo	$225,000	$192	59
608 Corbley Rd	0.56mi	3/1.5	1,152 (0%)	16mo	$240,000	$208	58
811 Park City Rd	0.29mi	2/1.0 (-1)	1,000 (-13%)	2mo	$152,000	$152	58
711 Park City Rd	0.20mi	3/2.0	1,288 (+12%)	12mo	$235,000	$182	57
17 Reece St	0.71mi	3/1.5	1,104 (-4%)	13mo	$229,900	$208	47
83 Brandon Ln	0.66mi	3/1.0	1,296 (+12%)	3mo	$204,000	$157	46
49 Rifleman Dr	0.62mi	3/2.0	1,302 (+13%)	10mo	$279,900	$215	37
137 Champion Rd	0.71mi	2/1.0 (-1)	1,018 (-12%)	11mo	$55,000	$54	33

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: 45.9%
• Equity multiple: 3.12×
• Total profit: $32,711
• Equity at exit: $8,201

10-year hold

• IRR: 53.7%
• Equity multiple: 7.52×
• Total profit: $100,447
• Equity at exit: $4,755

Cash invested: $15,400 (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: $1,220 high
• Mortgage (P&I): −$288
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $564

Break-even live

Break-even rent $507

Max offer price $55,000

Occupancy floor 49%

Sensitivity live

Price	-10% $595	-5% $579	+0% $564	+5% $548	+10% $532
Rent	-10% $467	-5% $515	+0% $564	+5% $612	+10% $660
Rate	-1.0pp $591	-0.5pp $578	base $564	+0.5pp $549	+1.0pp $535

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 Schmitt Rd Rossville, GA	2.0	1.5	1147	$850	$0.74	45d	1	0.06mi
5 Bragg Cir Rossville, GA	2.0	1.0	750	$1,200	$1.60	45d	1	0.56mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	24d	1	0.79mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	45d	1	0.79mi
305 Woodcreek Rd Unit C-5 Rossville, GA	2.0	1.0	900	$925	$1.03	45d	1	0.84mi
403 Barnhardt Cir Fort Oglethorpe, GA	2.0	1.5	1000	$1,225	$1.23	15d	2	1.11mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	15d	1	1.25mi
110 2nd St Rossville, GA	3.0	2.0	1168	$1,399	$1.20	15d	1	1.27mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	15d	1	1.39mi
361 Hogan Rd Unit C Rossville, GA	2.0	2.0	1210	$1,295	$1.07	45d	1	1.41mi
301 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	45d	1	1.47mi
704 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	15d	2	1.49mi

Listing history 5 events

1. 2026-04-17
   status Under Contract
2. 2026-04-01
   price $55,000
3. 2026-03-23
   listed $69,900 New
4. 2008-03-03
   soldstatus $10,000
5. 2007-09-17
   listed $72,500

ⓘ 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: $1,067 · $89/mo
• Projected year-2 tax: $1,067 · $89/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $14,642
• − Mortgage interest: −$3,081
• − Property taxes: −$1,067
• − Insurance: −$275
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$1,600
• Taxable income: $6,276
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $5,257/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

-24.1% since first listed

5 events — show timeline

• 2026-04-17 Pending — GAMLS
• 2026-04-01 Price Changed $55,000 GAMLS
• 2026-03-23 Listed $69,900 GAMLS
• 2008-03-03 Sold (Public Records) $10,000 Public Records
• 2007-09-17 Listed $72,500 RCAOR

Property tax history

+7.5%/yr

Latest (2025): $1,067 · -0.5% YoY. Source: county tax records.