805 Woodland Dr · Lakeview, GA 30741

$166,500

3 bd · 2.0 ba · 1,965 sqft · SingleFamily public records · 79 Days on market

Built 1957 0.30 ac lot $85/sqft · 31% below area Est $241k · 31% under ↓ 5% since listing

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Why this score? — see what drove the C+ 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

805 Woodland Drive in Rossville, GA offers a three-bedroom home with over 1,900 square feet of living space, providing a spacious and functional layout designed for comfortable everyday living. The home features well-proportioned rooms and multiple living areas that offer flexibility for a variety of lifestyle needs. Conveniently located near local schools, parks, shopping, and dining, the property also provides easy access to major roadways for commuting to Chattanooga and surrounding areas. Being sold as is, this property presents a strong opportunity for investors or anyone looking to add value or their own special touches in the Rossville market.

Key facts

• 0.3 acre lot
• Parking
• Built 1957

Tags

• MULTIPLE LIVING AREAS
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $157k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• 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.
• Market conditions: Rents rising fast (+7.4%/yr); 425 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• This rent runs 38% 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,510 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.11% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $241,058
• List price: $166,500
• Delta: -30.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Nason St	0.48mi	3/2.0	2,092 (+6%)	3mo	$230,000	$110	64
216 Catoosa St	0.40mi	3/2.0	2,200 (+12%)	3mo	$299,900	$136	59
1200 S Crest Rd	0.24mi	4/2.0 (+1)	2,247 (+14%)	4mo	$465,000	$207	57
161 Magnolia St	0.47mi	4/3.0 (+1)	1,920 (-2%)	13mo	$300,000	$156	54
119 Alpine Dr	0.69mi	3/2.0	1,750 (-11%)	0mo	$292,000	$167	49
218 Catoosa St	0.41mi	3/2.5	2,115 (+8%)	23mo	$402,000	$190	47
309 Autumn Ave	0.62mi	3/2.0	1,700 (-14%)	10mo	$309,000	$182	41
67 N Elmwood St	0.66mi	3/3.0	1,756 (-11%)	21mo	$294,000	$167	30

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,159
• Equity at exit: $24,826

10-year hold

• IRR: 14.3%
• Equity multiple: 2.39×
• Total profit: $64,950
• Equity at exit: $14,396

Cash invested: $46,620 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$873
• Tax est. 1.5%: −$208 /mo · $2,498/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $306

Break-even live

Break-even rent $1,457

Max offer price $166,500

Occupancy floor 78%

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: $41,625
• Closing costs: $4,995
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Nason St Rossville, GA	3.0	2.0	1876	$1,995	$1.06	44d	1	0.47mi
65 Nason St Rossville, GA	3.0	2.0	1876	$1,895	$1.01	23d	1	0.47mi
1812 John Ross Rd Chattanooga, TN	3.0	2.0	1926	$1,895	$0.98	23d	1	0.57mi
132 Hogan Rd Rossville, GA	3.0	2.0	1248	$1,975	$1.58	44d	1	0.57mi
135 Hogan Rd Rossville, GA	3.0	2.5	1839	$1,975	$1.07	44d	1	0.61mi
1408 Mana Ln East Ridge, TN	2.0–3.0	1.5–2.5	1357	$1,659	$1.22	14d	3	1.19mi
61 Corley Ave Rossville, GA	3.0	2.0	1304	$1,823	$1.40	23d	1	1.39mi
11 Carroll Ln Rossville, GA	4.0	2.5	1656	$1,599	$0.97	44d	1	1.42mi
1409 E 50th St Chattanooga, TN	3.0	2.5	1350	$1,599	$1.18	14d	1	1.42mi
3201 E 36th St Chattanooga, TN	3.0	1.0	1368	$1,525	$1.11	23d	1	1.44mi
3400 Betty Ln Unit 3403 East Ridge, TN	3.0	2.5	2500	$1,350	$0.54	23d	1	1.44mi
10 Mary Ln Rossville, GA	3.0	1.5	1400	$1,700	$1.21	23d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $166,500 Active 79 DOM
2. 2026-06-17
   days on market $166,500 Active 78 DOM
3. 2026-06-16
   days on market $166,500 Active 77 DOM
4. 2026-06-15
   days on market $166,500 Active 76 DOM
5. 2026-06-14
   days on market $166,500 Active 74 DOM
6. 2026-06-13
   days on market $166,500 Active 73 DOM
7. 2026-06-10
   days on market $166,500 Active 71 DOM
8. 2026-06-09
   days on market $166,500 Active 70 DOM
9. 2026-06-08
   days on market $166,500 Active 69 DOM
10. 2026-06-07
    days on market $166,500 Active 68 DOM
11. 2026-06-05
    days on market $166,500 Active 65 DOM
12. 2026-06-03
    days on market $166,500 Active 64 DOM
13. 2026-06-02
    days on market $166,500 Active 63 DOM
14. 2026-06-01
    days on market $166,500 Active 62 DOM
15. 2026-05-31
    days on market $166,500 Active 61 DOM
16. 2026-05-30
    days on market $166,500 Active 60 DOM
17. 2026-04-29
    price $175,750 658-char remark

    Show marketing remark (658 chars)

    805 Woodland Drive in Rossville, GA offers a three-bedroom home with over 1,900 square feet of living space, providing a spacious and functional layout designed for comfortable everyday living. The home features well-proportioned rooms and multiple living areas that offer flexibility for a variety of lifestyle needs. Conveniently located near local schools, parks, shopping, and dining, the property also provides easy access to major roadways for commuting to Chattanooga and surrounding areas. Being sold as is, this property presents a strong opportunity for investors or anyone looking to add value or their own special touches in the Rossville market.

18. 2026-03-27
    listed $185,000 Active 658-char remark

    Show marketing remark (658 chars)

    805 Woodland Drive in Rossville, GA offers a three-bedroom home with over 1,900 square feet of living space, providing a spacious and functional layout designed for comfortable everyday living. The home features well-proportioned rooms and multiple living areas that offer flexibility for a variety of lifestyle needs. Conveniently located near local schools, parks, shopping, and dining, the property also provides easy access to major roadways for commuting to Chattanooga and surrounding areas. Being sold as is, this property presents a strong opportunity for investors or anyone looking to add value or their own special touches in the Rossville market.

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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: $22,130
• − Mortgage interest: −$9,327
• − Property taxes: −$2,498
• − Insurance: −$832
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$4,844
• Taxable income: $1,089
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $3,413/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 — 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 (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

-5.0% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $175,750 GCAR
• 2026-03-27 Listed $185,000 GCAR

Property tax history

-9.6%/yr

Latest (2025): $275 · +23.0% YoY. Source: county tax records.