88 Circle Dr · Fairview, GA 30741

$149,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 18 Days on market

Built 1960 2.53 ac lot Est $188k · 21% 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.6/10.0
• 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

Listing remarks MLS

Equitable Ownership Interest. Contact listing agent for details. This 3-bedroom residence sits on 2.53 acres in Rossville, presenting a solid investment opportunity for experienced flippers. The 1,152 square foot main structure requires HVAC replacement and minor siding repairs. Interior improvements needed include cosmetic updates and floor refinishing throughout. The property operates on septic system. Additional structures include an outbuilding with bathroom facilities, tool shed, and chicken coop. Gym equipment, tools, and chickens convey with sale if desired. The substantial acreage provides flexibility for various investment strategies in this established Rossville location. Walker County market fundamentals remain strong with consistent investor demand. Comparable renovated properties in the area demonstrate solid ARV potential for qualified buyers. The large lot size offers additional development possibilities or recreational space value. Property represents typical distressed condition requiring comprehensive rehabilitation. Sold as-is. Seller makes no repairs. Cash or hard money financing only. No conventional or FHA financing accepted. Location provides convenient access to Chattanooga metropolitan area while maintaining rural character that appeals to end buyers seeking space and privacy.

Key facts

• Tool shed
• Large lot size
• 2.53 acres

Tags

• 2.53 ACRES
• TOOL SHED
• CHICKEN COOP
• SUBSTANTIAL ACREAGE
• LARGE LOT SIZE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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+, schools F, amenities 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 32% 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 $4k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $90k; list at $149k implies a 66% 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 $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.06% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.23%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $187,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Jenkins Rd	0.20mi	2/1.0 (-1)	1,205 (+5%)	1mo	$212,000	$176	77
32 Opal Rd	0.14mi	3/2.0	1,192 (+4%)	11mo	$99,000	$83	74
46 Moore Dr	0.16mi	3/1.5	1,080 (-6%)	8mo	$232,500	$215	73
132 Alton Ter	0.59mi	3/2.0	1,152 (0%)	1mo	$187,500	$163	68
25 S Jenkins Rd	0.59mi	3/2.0	1,152 (0%)	1mo	$225,000	$195	68
23 Park Dr	0.36mi	3/1.0	1,080 (-6%)	13mo	$220,000	$204	62
82 Virginia Ave	0.35mi	3/1.5	1,296 (+12%)	1mo	$200,000	$154	60
80 Williams Ln	0.60mi	2/1.0 (-1)	1,036 (-10%)	1mo	$65,000	$63	49
17 Reece St	0.65mi	3/1.5	1,104 (-4%)	13mo	$229,900	$208	49
5 Overlook Trl	0.55mi	3/1.0	1,280 (+11%)	9mo	$145,000	$113	48
61 Westbrook Dr	0.57mi	2/1.0 (-1)	1,064 (-8%)	13mo	$165,000	$155	44
137 Champion Rd	0.56mi	2/1.0 (-1)	1,018 (-12%)	11mo	$55,000	$54	41

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,392
• Equity at exit: $22,216

10-year hold

• IRR: 14.3%
• Equity multiple: 2.38×
• Total profit: $57,586
• Equity at exit: $12,883

Cash invested: $41,720 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$781
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $286

Break-even live

Break-even rent $1,210

Max offer price $149,000

Occupancy floor 77%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Crabtree Rd Rossville, GA	3.0	1.5	1200	$1,775	$1.48	13d	1	0.38mi
305 Woodcreek Rd Unit C-5 Rossville, GA	2.0	1.0	900	$925	$1.03	43d	1	0.43mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	23d	1	0.60mi
106 Champion Rd Rossville, GA	3.0	1.0	1104	$1,675	$1.52	43d	1	0.60mi
5 Bragg Cir Rossville, GA	2.0	1.0	750	$1,200	$1.60	43d	1	0.67mi
810 Schmitt Rd Rossville, GA	2.0	1.5	1147	$850	$0.74	43d	1	1.24mi

Listing history 12 events

1. 2026-06-09
   statusdays on market $149,000 Pending 18 DOM
2. 2026-06-08
   days on market $149,000 Active 17 DOM
3. 2026-06-07
   days on market $149,000 Active 16 DOM
4. 2026-06-05
   days on market $149,000 Active 13 DOM
5. 2026-06-03
   days on market $149,000 Active 12 DOM
6. 2026-06-02
   days on market $149,000 Active 11 DOM
7. 2026-06-01
   days on market $149,000 Active 10 DOM
8. 2026-05-31
   days on market $149,000 Active 9 DOM
9. 2026-05-30
   days on market $149,000 Active 8 DOM
10. 2026-05-21
    listed $149,000 Active 1322-char remark

    Show marketing remark (1322 chars)

    Equitable Ownership Interest. Contact listing agent for details. This 3-bedroom residence sits on 2.53 acres in Rossville, presenting a solid investment opportunity for experienced flippers. The 1,152 square foot main structure requires HVAC replacement and minor siding repairs. Interior improvements needed include cosmetic updates and floor refinishing throughout. The property operates on septic system. Additional structures include an outbuilding with bathroom facilities, tool shed, and chicken coop. Gym equipment, tools, and chickens convey with sale if desired. The substantial acreage provides flexibility for various investment strategies in this established Rossville location. Walker County market fundamentals remain strong with consistent investor demand. Comparable renovated properties in the area demonstrate solid ARV potential for qualified buyers. The large lot size offers additional development possibilities or recreational space value. Property represents typical distressed condition requiring comprehensive rehabilitation. Sold as-is. Seller makes no repairs. Cash or hard money financing only. No conventional or FHA financing accepted. Location provides convenient access to Chattanooga metropolitan area while maintaining rural character that appeals to end buyers seeking space and privacy.

11. 2026-05-17
    listed $160,000 Active
12. 2019-07-23
    soldstatus $89,556

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$23/yr (+$2/mo · 1.7%)

ⓘ 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 ≥105°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: $18,864
• − Mortgage interest: −$8,346
• − Property taxes: −$1,348
• − Insurance: −$745
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,335
• Taxable income: $1,072
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $3,176/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

+66.4% since first listed

3 events — show timeline

• 2026-05-21 Listed $149,000 GCAR
• 2026-05-17 Listed $160,000 FSBO.com
• 2019-07-23 Sold (Public Records) $89,556 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,348 · -3.0% YoY. Source: county tax records.