510 Charles Street St · Dalton, GA 30720

$165,000

2 bd · 1.0 ba · 906 sqft · SingleFamily public records · 25 Days on market

Built 1960 6,098 sqft lot

---

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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute 2 bedroom, 1 bath house located in the center of Dalton! House has a new roof! Located minutes from schools, hospital, shops and more!

Key facts

• 6,098 sq ft lot
• Built 1960
• Listed 25 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Covered patio/porch

Interior

• Kitchen: Microwave; Electric oven; Electric range; Refrigerator
• Bedrooms: 5 total rooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling
• Interior features: Ceiling fan(s); Crawl space
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $82 ($982/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 $147k (10.7% below list).
• Recommended offer: $147k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.4% in Dalton — 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 67/100 on livability (#172 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Dalton Public Schools (urban): math 29% / reading 33% proficiency, ranked #93 of 174 in GA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Westwood Elementary School (math 42% / reading 38%, grade F, #427 of 1,228 statewide, top 35%, 579 students, 64% FRL); Hammond Creek Middle School (1,086 students, 72% FRL); Dalton High School (math 12% / reading 18%, grade F, #294 of 424 statewide, top 70%, 1,382 students, 55% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 195 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 374 units permitted in Whitfield County in 2024 (35 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.
• Whitfield County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $147,289 (10.7% 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. 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?
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: 0.89% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-23,281
• Equity at exit: $24,602

10-year hold

• IRR: -7.4%
• Equity multiple: 0.55×
• Total profit: $-20,599
• 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 30720

• Rents YoY: 1.8%
• Active inventory: 195
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$865
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $82

Break-even live

Break-even rent $1,369

Max offer price $165,000

Occupancy floor 89%

Sensitivity live

Price	-10% $175	-5% $129	+0% $82	+5% $35	+10% $-12
Rent	-10% $-35	-5% $24	+0% $82	+5% $140	+10% $198
Rate	-1.0pp $165	-0.5pp $124	base $82	+0.5pp $39	+1.0pp $-4

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Waugh St Dalton, GA	1.0–2.0	1.0–2.0	810	$1,892	$2.33	15d	30	0.29mi
1219 W Emery St Dalton, GA	1.0–2.0	1.0	900	$1,149	$1.28	15d	4	1.06mi
1809 Shadow Ln Dalton, GA	1.0–3.0	1.0–2.0	1135	$1,175	$1.04	15d	19	1.24mi
1912 Heathcliff Dr Dalton, GA	1.0–3.0	1.0–2.5	1065	$1,210	$1.14	15d	14	1.43mi
1912 Heathcliff Dr Unit 703-09 Dalton, GA	1.0	1.0	600	$950	$1.58	45d	1	1.43mi
1912 Heathcliff Dr Unit 703-15 Dalton, GA	1.0	1.0	600	$995	$1.66	45d	1	1.43mi
1912 Heathcliff Dr Unit 703-07 Dalton, GA	1.0	1.0	600	$925	$1.54	45d	1	1.43mi

Listing history 25 events

1. 2026-06-21
   days on market $165,000 Active 25 DOM
2. 2026-06-19
   days on market $165,000 Active 23 DOM
3. 2026-06-18
   days on market $165,000 Active 22 DOM
4. 2026-06-17
   days on market $165,000 Active 21 DOM
5. 2026-06-16
   days on market $165,000 Active 20 DOM
6. 2026-06-15
   days on market $165,000 Active 19 DOM
7. 2026-06-14
   days on market $165,000 Active 17 DOM
8. 2026-06-13
   days on market $165,000 Active 16 DOM
9. 2026-06-10
   days on market $165,000 Active 14 DOM
10. 2026-06-09
    days on market $165,000 Active 13 DOM
11. 2026-06-08
    days on market $165,000 Active 12 DOM
12. 2026-06-07
    days on market $165,000 Active 11 DOM
13. 2026-06-05
    days on market $165,000 Active 8 DOM
14. 2026-06-03
    days on market $165,000 Active 7 DOM
15. 2026-06-02
    days on market $165,000 Active 6 DOM
16. 2026-06-01
    days on market $165,000 Active 5 DOM
17. 2026-05-31
    days on market $165,000 Active 4 DOM
18. 2026-05-30
    days on market $165,000 Active 3 DOM
19. 2026-05-27
    listed $165,000 Active
20. 2023-08-28
    soldstatus $125,000
21. 2023-08-25
    soldstatus $125,000 Closed 145-char remark

    Show marketing remark (145 chars)

    Super cute 2 bedroom, 1 bath house located in the center of Dalton! House has a new roof! Located minutes from schools, hospital, shops and more!

22. 2023-05-04
    historical 145-char remark

    Show marketing remark (145 chars)

    Super cute 2 bedroom, 1 bath house located in the center of Dalton! House has a new roof! Located minutes from schools, hospital, shops and more!

23. 2023-03-22
    listed $115,000 145-char remark

    Show marketing remark (145 chars)

    Super cute 2 bedroom, 1 bath house located in the center of Dalton! House has a new roof! Located minutes from schools, hospital, shops and more!

24. 2004-07-12
    soldstatus $35,000
25. 2001-12-04
    soldstatus $29,000

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $1,773 · $148/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $17,675
• − Mortgage interest: −$9,243
• − Property taxes: −$1,773
• − Insurance: −$825
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,800
• Taxable loss: −$1,793
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,413/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: Dalton Public Schools
• NCES district ID: 1301620
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $37,444
• Composite: 25.82/100
• National rank: #7357
• State rank: #93 of 174 in GA

Livability — Dalton

• Score: 67/100
• State rank: #172
• US rank: #10778

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: Dalton, GA
• County: Whitfield County · 80,309 people
• City population: 80,309
• Metro: Dalton, GA
• Population (ZIP): 27,249
• Household income: $69,369
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 821.0

Population outlook (Whitfield County) Hauer SSP2

• Today (2025): 107,770 people
• By 2030: 108,737 · +0.9%
• By 2040: 110,260 · +2.3%
• By 2050: 111,205 · +3.2%
• By 2075: 113,014 · +4.9%
• By 2100: 112,775 · +4.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 11% Native American 4% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 20% · Canada, Jamaica, South Korea
• Languages at home: 66% English-only · Spanish 31% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Whitfield

• 2024 margin: Solid R (+44.5) · D 27.5% · R 72.0%
• 2008→2024 swing: -4.5pp toward R · 2008: -40.0pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+40.7 2016: R+44.8 2012: R+45.1 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -180.32%
• Current HPI: 262.4203
• Rent YoY: ▲ 1.81%
• Metro: Dalton, 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

+469.0% since first listed

7 events — show timeline

• 2026-05-27 Listed $165,000 CCARMLS
• 2023-08-28 Sold (Public Records) $125,000 Public Records
• 2023-08-25 Sold (MLS) $125,000 CCARMLS
• 2023-05-04 Delisted — CCARMLS
• 2023-03-22 Listed $115,000 CCARMLS
• 2004-07-12 Sold (Public Records) $35,000 Public Records
• 2001-12-04 Sold (Public Records) $29,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $1,773 · +56.7% YoY. Source: county tax records.