132 Alton Ter · Fairview, GA 30741

$180,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 16 Days on market

Built 1990 0.50 ac lot Est $203k · 11% under

---

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 +13.9/30.0
• ARV discount +12.5/15.0
• Rent growth +4.4/5.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 132 Alton Terrace in Rossville, GA--where privacy, updates, and space come together in one inviting property! Tucked away on a private drive, this home offers a peaceful setting on a beautiful 1/2-acre lot, perfect for those seeking room to spread out while still being conveniently located. The fully fenced yard and driveway provide added security and functionality, ideal for pets, outdoor activities, or simply enjoying your own private retreat. A spacious front porch welcomes you in--perfect for relaxing mornings or unwinding in the evenings. Inside, you'll find brand new LVP flooring complemented by fresh interior paint and new baseboard trim, creating a clean, modern feel thro

Key facts

• New hot water heater
• Spacious front porch
• Fully fenced yard

Tags

• PRIVATE DRIVE
• FULLY FENCED YARD
• SPACIOUS FRONT PORCH
• BRAND NEW LVP FLOORING
• NEW WATER LINES
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $19 ($227/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 $160k (11.2% below list).
• Recommended offer: $160k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Cherokee Ridge Elementary (math 36% / reading 35%, grade F, #519 of 1,228 statewide, top 42%, 562 students, 73% 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).
• Market conditions: Rents rising fast (+7.4%/yr); 430 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 33% 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 $5k 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 16 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $180k implies a 1700% 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 $159,854 (11.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $202,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Alton Ter	0.00mi	3/2.0	1,152 (0%)	1mo	$187,500	$163	99
24 Ables Way #46	0.25mi	2/2.0 (-1)	1,069 (-7%)	4mo	$282,000	$264	68
25 S Jenkins Rd	0.69mi	3/2.0	1,152 (0%)	1mo	$225,000	$195	67
32 Kent Dr	0.26mi	3/2.0	1,056 (-8%)	10mo	$220,000	$208	66
59 Meacham Rd	0.46mi	4/3.0 (+1)	1,206 (+5%)	7mo	$253,500	$210	56
406 Jenkins Rd	0.60mi	2/1.0 (-1)	1,205 (+5%)	1mo	$212,000	$176	55
32 Opal Rd	0.66mi	3/2.0	1,192 (+4%)	11mo	$99,000	$83	54
46 Moore Dr	0.65mi	3/1.5	1,080 (-6%)	8mo	$232,500	$215	50
82 Virginia Ave	0.70mi	3/1.5	1,296 (+12%)	1mo	$200,000	$154	44
80 Williams Ln	0.72mi	2/1.0 (-1)	1,036 (-10%)	1mo	$65,000	$63	40
61 Westbrook Dr	0.62mi	2/1.0 (-1)	1,064 (-8%)	13mo	$165,000	$155	38
5 Overlook Trl	0.71mi	3/1.0	1,280 (+11%)	9mo	$145,000	$113	37

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: -10.7%
• Equity multiple: 0.59×
• Total profit: $-20,479
• Equity at exit: $26,839

10-year hold

• IRR: 4.0%
• Equity multiple: 1.34×
• Total profit: $17,373
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $19

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 94%

Sensitivity live

Price	-10% $143	-5% $81	+0% $19	+5% $-43	+10% $-105
Rent	-10% $-107	-5% $-44	+0% $19	+5% $82	+10% $145
Rate	-1.0pp $110	-0.5pp $65	base $19	+0.5pp $-28	+1.0pp $-75

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.58mi
305 Woodcreek Rd Unit C-5 Rossville, GA	2.0	1.0	900	$925	$1.03	45d	1	0.88mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	25d	1	0.96mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	45d	1	0.96mi
5 Bragg Cir Rossville, GA	2.0	1.0	750	$1,200	$1.60	45d	1	1.26mi

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-04-14
   price $180,000
3. 2026-03-30
   listed $190,000 Active
4. 2003-09-09
   soldstatus $10,000

ⓘ 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 4/10 Moderate
• 🌡 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: $19,182
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$5,236
• Taxable loss: −$2,806
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $900/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

+1700.0% since first listed

4 events — show timeline

• 2026-04-15 Pending — GCAR
• 2026-04-14 Price Changed $180,000 GCAR
• 2026-03-30 Listed $190,000 GCAR
• 2003-09-09 Sold (Public Records) $10,000 Public Records

Property tax history

-8.1%/yr

Latest (2025): $229 · -2.3% YoY. Source: county tax records.