375 Greens Lake Cir · Lakeview, GA 30741

$165,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 40 Days on market

Built 1955 0.28 ac lot $140/sqft · 28% below area Est $229k · 28% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Rent growth +4.4/5.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, one-level living in this charming 3-bedroom, 2-bath home conveniently located on Greens Lake Circle in Georgia! This inviting property offers the perfect blend of comfort, functionality, and outdoor enjoyment. Step inside to find hardwood floors flowing through the main living areas, creating a warm and welcoming atmosphere. The kitchen and bathrooms feature durable vinyl flooring, making everyday living both practical and low-maintenance. The thoughtful layout provides comfortable bedrooms and well-appointed baths, ideal for families, downsizers, or first-time buyers. A partial basement offers additional space for storage, a workshop, or future expansion possibilities--tai

Key facts

• Spacious yard
• Partial basement
• One level living

Tags

• ONE LEVEL LIVING
• HARDWOOD FLOORS
• DURABLE VINYL FLOORING
• PARTIAL BASEMENT
• SPACIOUS YARD
• BACKYARD FIRE PIT

Property features AI

Finance

• Other: Property listed as residential single family; Subdivision: Wilson Park

Exterior

• Parking: Asphalt driveway; Garage that faces the front (1-car garage)
• Security: Smoke detectors installed
• Utilities: Public water; Septic sewer; Natural gas connected; Electricity available; Cable and phone available; Water connected
• Home design: Single-family residence; One level; Fixer condition
• Construction: Block and vinyl siding construction; Shingle roof; Block permanent foundation; Built area above grade: 1,176
• Exterior features: Chain link fencing around the back yard; Gentle sloping lot; Paved, public maintained county road frontage

Interior

• Kitchen: Pantry available
• Bedrooms: Total rooms: 8
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric cooling; Ceiling fans for cooling
• Interior features: Ceiling fans; Pantry; Aluminum window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in basement; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/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 $144k (12.9% below list).
• Recommended offer: $144k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 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.
• Zoned schools: Cloud Springs Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 279 students, 74% FRL); Lakeview Middle School (math 24% / reading 32%, grade F, #265 of 470 statewide, top 57%, 690 students, 67% FRL); Lakeview-Fort Oglethorpe High School (math 14% / reading 22%, grade F, #258 of 424 statewide, top 62%, 1,023 students, 55% FRL) — zoned schools average 65% FRL vs 41% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 38% district-wide (-12 pts) — the specific schools serving this property underperform the Catoosa County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.4%/yr); 425 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 848 units permitted in Catoosa County in 2024 (256 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $165k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $143,642 (12.9% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

• ARV (median comp): $228,639
• List price: $165,000
• Delta: -27.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
243 Greens Lake Cir	0.11mi	2/1.0 (-1)	1,296 (+10%)	5mo	$228,000	$176	64
57 Oakview Dr	0.22mi	3/2.0	1,306 (+11%)	10mo	$300,000	$230	63
310 School St	0.62mi	3/2.0	1,235 (+5%)	2mo	$230,000	$186	61
1316 Orlando Ave	0.64mi	2/1.0 (-1)	1,164 (-1%)	2mo	$239,900	$206	58
12 Osceola Ave	0.63mi	3/1.0	1,128 (-4%)	4mo	$85,000	$75	56
411 School St	0.72mi	2/1.0 (-1)	1,200 (+2%)	0mo	$244,999	$204	54
77 Nawaka Ave	0.50mi	3/2.0	1,344 (+14%)	3mo	$256,000	$190	51
9 Corley Ave	0.66mi	3/1.5	1,092 (-7%)	12mo	$189,900	$174	46
9 Edwards Ter	0.47mi	2/1.0 (-1)	1,068 (-9%)	11mo	$197,500	$185	44
303 Claire St	0.63mi	2/2.0 (-1)	1,300 (+10%)	8mo	$218,000	$168	42
308 Claire St	0.60mi	3/1.0	1,297 (+10%)	11mo	$135,000	$104	42
232 Greenfield Dr	0.67mi	3/1.0	1,008 (-14%)	5mo	$210,000	$208	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: -6.7%
• Equity multiple: 0.74×
• Total profit: $-11,995
• Equity at exit: $24,602

10-year hold

• IRR: 7.3%
• Equity multiple: 1.65×
• Total profit: $29,893
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$865
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $127

Break-even live

Break-even rent $1,275

Max offer price $165,000

Occupancy floor 86%

Sensitivity live

Price	-10% $221	-5% $174	+0% $127	+5% $80	+10% $34
Rent	-10% $14	-5% $70	+0% $127	+5% $184	+10% $241
Rate	-1.0pp $210	-0.5pp $169	base $127	+0.5pp $84	+1.0pp $41

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1413 Mana Ln Chattanooga, TN	2.0	1.0	990	$1,200	$1.21	24d	1	0.31mi
1408 Mana Ln East Ridge, TN	2.0–3.0	1.5–2.5	1357	$1,659	$1.22	14d	3	0.38mi
1302 Ridgefield Cir Chattanooga, TN	2.0	1.0	802	$1,199	$1.50	24d	1	0.57mi
61 Corley Ave Rossville, GA	3.0	2.0	1304	$1,823	$1.40	24d	1	0.61mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	14d	1	0.94mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,350	$1.72	44d	1	0.98mi
403 Warren St Rossville, GA	2.0	1.0	786	$1,200	$1.53	14d	1	0.98mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	22d	1	1.01mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	14d	1	1.01mi
1016 Greenslake Rd Chattanooga, TN	2.0	1.0	1250	$775	$0.62	14d	1	1.01mi
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	24d	1	1.21mi
10 Mary Ln Rossville, GA	3.0	1.5	1400	$1,700	$1.21	24d	1	1.21mi
15 Greenway Dr Fort Oglethorpe, GA	2.0	1.5	1150	$1,149	$1.00	44d	2	1.33mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	14d	1	1.35mi
3414 Betty Ln Chattanooga, TN	2.0	1.5	1117	$1,295	$1.16	24d	1	1.36mi
132 Hogan Rd Rossville, GA	3.0	2.0	1248	$1,975	$1.58	44d	1	1.42mi
3403 Gail Dr Chattanooga, TN	2.0	1.5	1000	$1,425	$1.43	14d	1	1.44mi
3403 Gail Dr Chattanooga, TN	2.0	2.0	1131	$1,425	$1.26	24d	1	1.44mi
704 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	14d	2	1.47mi
100 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	14d	1	1.47mi
108 Biltford Ave Rossville, GA	2.0	1.0	1100	$1,295	$1.18	24d	1	1.47mi
301 Corey Cir Fort Oglethorpe, GA	2.0	2.0	1100	$1,300	$1.18	44d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $165,000 Active 40 DOM
2. 2026-06-17
   days on market $165,000 Active 39 DOM
3. 2026-06-16
   days on market $165,000 Active 38 DOM
4. 2026-06-15
   days on market $165,000 Active 37 DOM
5. 2026-06-14
   status $165,000 Active 35 DOM
6. 2026-05-30
   statusdays on market $165,000 Pending 35 DOM
7. 2026-05-16
   price $165,000 1112-char remark
8. 2026-04-24
   listed $195,000 Active 1112-char remark
9. 2026-02-27
   historical
10. 2025-12-31
    price $200,000
11. 2025-12-31
    price $200,000
12. 2025-10-30
    listed $225,000 Active
13. 2025-10-23
    historical
14. 2025-07-26
    price $239,900
15. 2017-11-20
    soldstatus $57,000
16. 2017-11-17
    soldstatus $82,000
17. 2017-11-17
    soldstatus $82,000
18. 2013-05-10
    soldstatus $60,000

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$635/yr (+$53/mo · 71.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $17,237
• − Mortgage interest: −$9,243
• − Property taxes: −$883
• − Insurance: −$825
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$4,800
• Taxable loss: −$1,272
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $1,831/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: 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

+175.0% since first listed

14 events — show timeline

• 2026-06-13 Relisted — GCAR
• 2026-05-30 Pending — GCAR
• 2026-05-16 Price Changed $165,000 GCAR
• 2026-04-24 Listed $195,000 GCAR
• 2026-02-27 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-31 Price Changed $200,000 GCAR
• 2025-12-31 Price Changed $200,000 REALTRACS as Distributed by MLS Grid
• 2025-10-30 Listed $225,000 REALTRACS as Distributed by MLS Grid
• 2025-10-23 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2025-07-26 Price Changed $239,900 GCAR
• 2017-11-20 Sold (Public Records) $57,000 Public Records
• 2017-11-17 Sold (MLS) $82,000 REALTRACS as Distributed by MLS Grid
• 2017-11-17 Sold (MLS) $82,000 GCAR
• 2013-05-10 Sold (Public Records) $60,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $883 · -2.5% YoY. Source: county tax records.