9 Longstreet Rd · Fairview, GA 30741

$199,000

6 bd · 2.0 ba · 1,632 sqft · MultiFamily public records · 17 Days on market

Built 1942 9,147 sqft lot $122/sqft · 17% below area Est $240k · 17% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Come see this incredible rental opportunity!! Priced to sell, this Rossville duplex has been COMPLETELY RENOVATED and includes a NEW Roof, New Gutters, New Windows, New HVACs, New Hot Water Heaters, New Plumbing, New Electrical, New stainless Appliances, as well as a complete cosmetic overhaul!! This property is ready for tenants and should offer low maintenance for years to come! Do your own due diligence, but each side should pull appx $1,200; absolutely crushing the 1% rule!! With laundry hook-ups on both sides and close proximity to parks, restaurants, schools and highways, you won't have any issues placing tenants. This would also be a great opportunity for those out there looking to '

Key facts

• New hvacs
• New gutters
• Completely renovated

Tags

• COMPLETELY RENOVATED
• NEW ROOF
• NEW GUTTERS
• NEW WINDOWS
• NEW HVACS
• NEW HOT WATER HEATERS

Property features AI

Finance

• Other: Property used as residential income (duplex)
• HOA & community: No community features

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Duplex residential income property; One level; Updated/remodeled
• Construction: Block and vinyl siding construction; Shingle roof; Block and pillar/post/pier foundation; Built as a duplex
• Exterior features: Front porch; Partial privacy fencing; Paved public road frontage on a city street; Lot dimensions approximately 118 x 93 (0.21 acres)

Interior

• Kitchen: Stainless steel appliances; Refrigerator; Microwave; Electric range; Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Storm windows; Updated/remodeled condition
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $521/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% 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); 425 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $67k; list at $199k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $196,015 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.42%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

• ARV (median comp): $240,000
• List price: $199,000
• Delta: -17.08%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.44% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.85×
• Total profit: $47,090
• Equity at exit: $29,672

10-year hold

• IRR: 30.7%
• Equity multiple: 4.32×
• Total profit: $184,999
• Equity at exit: $17,206

Cash invested: $55,720 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,807 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $1,041

Break-even live

Break-even rent $1,489

Max offer price $199,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,154	-5% $1,098	+0% $1,041	+5% $985	+10% $929
Rent	-10% $819	-5% $930	+0% $1,041	+5% $1,152	+10% $1,263
Rate	-1.0pp $1,141	-0.5pp $1,092	base $1,041	+0.5pp $990	+1.0pp $937

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,808
Total (2 units)			$2,807

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-01
   status $199,000 Pending 17 DOM
2. 2026-05-31
   days on market $199,000 Active 17 DOM
3. 2026-05-30
   days on market $199,000 Active 16 DOM
4. 2026-05-14
   listed $199,000 Active 785-char remark
5. 2026-03-17
   historical
6. 2026-03-06
   price $224,900
7. 2026-02-11
   price $229,900
8. 2026-02-06
   price $234,000
9. 2026-01-21
   price $239,000
10. 2026-01-17
    listed $224,900
11. 2026-01-01
    historical
12. 2026-01-01
    listed $255,000
13. 2025-10-28
    price $255,000
14. 2025-07-30
    price $249,900
15. 2025-06-25
    price $259,000
16. 2025-06-19
    price $269,000
17. 2025-06-05
    price $275,000
18. 2025-05-29
    price $277,500
19. 2024-12-11
    soldstatus $67,000 Sold
20. 2024-12-11
    soldstatus $67,000
21. 2024-11-25
    status Under Contract
22. 2024-11-08
    soldstatus $30,000
23. 2024-11-06
    price $84,750
24. 2024-11-06
    listed $92,650 New

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$1,233/yr (+$103/mo · 206.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $33,684
• − Mortgage interest: −$11,147
• − Property taxes: −$598
• − Insurance: −$995
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − Depreciation: −$5,789
• Taxable income: $9,766
• Est. tax owed @ 24.0%: −$2,344
• After-tax cash flow: $10,151/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

+114.8% since first listed

22 events — show timeline

• 2026-06-01 Pending — GCAR
• 2026-05-14 Listed $199,000 GCAR
• 2026-03-17 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-03-06 Price Changed $224,900 GCAR
• 2026-02-11 Price Changed $229,900 GCAR
• 2026-02-06 Price Changed $234,000 GCAR
• 2026-01-21 Price Changed $239,000 GCAR
• 2026-01-17 Listed $224,900 REALTRACS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-01 Listed $255,000 REALTRACS as Distributed by MLS Grid
• 2025-10-28 Price Changed $255,000 GCAR
• 2025-07-30 Price Changed $249,900 GCAR
• 2025-06-25 Price Changed $259,000 GCAR
• 2025-06-19 Price Changed $269,000 GCAR
• 2025-06-05 Price Changed $275,000 GCAR
• 2025-05-29 Price Changed $277,500 GCAR
• 2024-12-11 Sold (Public Records) $67,000 Public Records
• 2024-12-11 Sold (MLS) $67,000 GAMLS
• 2024-11-25 Pending — GAMLS
• 2024-11-08 Sold (Public Records) $30,000 Public Records
• 2024-11-06 Price Changed $84,750 GAMLS
• 2024-11-06 Listed $92,650 GAMLS

Property tax history

+1.3%/yr

Latest (2025): $598 · -33.7% YoY. Source: county tax records.