1122 Ridgeleigh Circle Cir · Dalton, GA 30720

$238,000

4 bd · 1.5 ba · 1,533 sqft · SingleFamily public records · 112 Days on market

Built 1960 0.36 ac lot $155/sqft · 17% below area Est $280k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +10.8/30.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready in the Brookwood neighborhood area! Close to stores, restaurants, and I-75/Exit 333. This brick home sits on a spacious lot and features a creek in the private backyard for you to relax and enjoy a BBQ on the weekends. The layout of the house is well designed for the 4 bedrooms and bathroom. No water accumulation and well distributed away from the home. Lots of space for parking with long driveway and easy access. Very private, quiet and peaceful neighborhood, not close to neighbors. New roof and new pipes throughout the house. Priced to sell!

Key facts

• Private backyard
• Creek
• New pipes

Tags

• PRIVATE BACKYARD
• CREEK
• LONG DRIVEWAY
• NEW ROOF
• NEW PIPES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (23.1% below list).
• Recommended offer: $183k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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, schools F, amenities 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.
• Market conditions: Rents rising (+1.8%/yr); 194 active listings in the ZIP; 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $7k 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 112 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 7 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 $100k; list at $238k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,003 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (median comp): $279,715
• List price: $238,000
• Delta: -14.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Belmont Drive Dr	0.35mi	3/3.0 (-1)	1,586 (+4%)	3mo	$325,000	$205	65
914 W Walnut Ave	0.33mi	3/2.0 (-1)	1,688 (+10%)	2mo	$280,000	$166	59
1308 Looper Dr	0.41mi	4/2.5	1,509 (-2%)	21mo	$247,000	$164	57
932 Hardwick Circle Cir	0.45mi	3/2.0 (-1)	1,490 (-3%)	19mo	$290,399	$195	52
907 Walnut Pl	0.39mi	3/2.0 (-1)	1,686 (+10%)	23mo	$216,000	$128	39
185 Orion Dr	0.72mi	3/2.5 (-1)	1,650 (+8%)	9mo	$293,925	$178	38
1608 Rio Vista Dr	0.63mi	3/2.0 (-1)	1,749 (+14%)	18mo	$355,000	$203	25

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.22×
• Total profit: $-51,957
• Equity at exit: $35,487

10-year hold

• IRR: -20.7%
• Equity multiple: -0.03×
• Total profit: $-68,335
• Equity at exit: $20,578

Cash invested: $66,640 (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: 194
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$1,248
• Tax from tax record: −$208 /mo · $2,502/yr
• Insurance: −$99
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-176

Break-even live

Break-even rent $2,053

Max offer price $206,827

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-109	+0% $-176	+5% $-244	+10% $-311
Rent	-10% $-321	-5% $-249	+0% $-176	+5% $-104	+10% $-32
Rate	-1.0pp $-57	-0.5pp $-116	base $-176	+0.5pp $-238	+1.0pp $-301

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-19
   days on market $238,000 Active 112 DOM
2. 2026-06-18
   days on market $238,000 Active 111 DOM
3. 2026-06-17
   days on market $238,000 Active 110 DOM
4. 2026-06-16
   days on market $238,000 Active 109 DOM
5. 2026-06-15
   days on market $238,000 Active 108 DOM
6. 2026-06-14
   days on market $238,000 Active 106 DOM
7. 2026-06-13
   days on market $238,000 Active 105 DOM
8. 2026-06-10
   days on market $238,000 Active 103 DOM
9. 2026-06-09
   days on market $238,000 Active 102 DOM
10. 2026-06-08
    days on market $238,000 Active 101 DOM
11. 2026-06-07
    days on market $238,000 Active 100 DOM
12. 2026-06-05
    days on market $238,000 Active 97 DOM
13. 2026-06-03
    days on market $238,000 Active 96 DOM
14. 2026-06-02
    days on market $238,000 Active 95 DOM
15. 2026-06-01
    days on market $238,000 Active 94 DOM
16. 2026-05-31
    days on market $238,000 Active 93 DOM
17. 2026-05-30
    days on market $238,000 Active 92 DOM
18. 2026-03-27
    status Active 563-char remark

    Show marketing remark (563 chars)

    Move-in ready in the Brookwood neighborhood area! Close to stores, restaurants, and I-75/Exit 333. This brick home sits on a spacious lot and features a creek in the private backyard for you to relax and enjoy a BBQ on the weekends. The layout of the house is well designed for the 4 bedrooms and bathroom. No water accumulation and well distributed away from the home. Lots of space for parking with long driveway and easy access. Very private, quiet and peaceful neighborhood, not close to neighbors. New roof and new pipes throughout the house. Priced to sell!

19. 2026-02-23
    listed $238,000 Active 563-char remark

    Show marketing remark (563 chars)

    Move-in ready in the Brookwood neighborhood area! Close to stores, restaurants, and I-75/Exit 333. This brick home sits on a spacious lot and features a creek in the private backyard for you to relax and enjoy a BBQ on the weekends. The layout of the house is well designed for the 4 bedrooms and bathroom. No water accumulation and well distributed away from the home. Lots of space for parking with long driveway and easy access. Very private, quiet and peaceful neighborhood, not close to neighbors. New roof and new pipes throughout the house. Priced to sell!

20. 2026-01-03
    historical
21. 2026-01-03
    historical
22. 2025-10-23
    price $240,000
23. 2025-10-15
    price $240,000
24. 2025-07-22
    listed $250,000 Active
25. 2025-07-03
    listed $250,000 New
26. 2024-09-16
    historical
27. 2024-09-16
    historical
28. 2024-08-25
    price $219,900
29. 2024-08-19
    price $219,900
30. 2024-08-19
    price $219,900
31. 2024-08-09
    price $224,900
32. 2024-08-09
    price $224,900
33. 2024-08-09
    price $224,900
34. 2024-08-04
    price $249,900
35. 2024-08-04
    price $249,900
36. 2024-08-04
    price $249,900
37. 2024-07-27
    listed $254,900 Active
38. 2024-07-27
    listed $254,900 New
39. 2024-07-27
    listed $254,900 Active
40. 2003-01-06
    soldstatus $100,000
41. 2000-05-18
    soldstatus $88,000
42. 1999-02-01
    soldstatus $82,500

ⓘ 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: $2,502 · $208/mo
• Projected year-2 tax: $2,502 · $208/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $21,960
• − Mortgage interest: −$13,332
• − Property taxes: −$2,502
• − Insurance: −$1,988
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$6,924
• Taxable loss: −$6,298
• Est. tax savings @ 24.0%: +$1,511
• After-tax cash flow: $-606/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

+188.5% since first listed

25 events — show timeline

• 2026-03-27 Relisted — CCARMLS
• 2026-02-23 Listed $238,000 CCARMLS
• 2026-01-03 Listing Removed — FMLS
• 2026-01-03 Listing Removed — GAMLS
• 2025-10-23 Price Changed $240,000 FMLS
• 2025-10-15 Price Changed $240,000 GAMLS
• 2025-07-22 Listed $250,000 FMLS
• 2025-07-03 Listed $250,000 GAMLS
• 2024-09-16 Listing Removed — FMLS
• 2024-09-16 Listing Removed — GAMLS
• 2024-08-25 Price Changed $219,900 GAMLS
• 2024-08-19 Price Changed $219,900 CCARMLS
• 2024-08-19 Price Changed $219,900 FMLS
• 2024-08-09 Price Changed $224,900 CCARMLS
• 2024-08-09 Price Changed $224,900 GAMLS
• 2024-08-09 Price Changed $224,900 FMLS
• 2024-08-04 Price Changed $249,900 CCARMLS
• 2024-08-04 Price Changed $249,900 FMLS
• 2024-08-04 Price Changed $249,900 GAMLS
• 2024-07-27 Listed $254,900 CCARMLS
• 2024-07-27 Listed $254,900 FMLS
• 2024-07-27 Listed $254,900 GAMLS
• 2003-01-06 Sold (Public Records) $100,000 Public Records
• 2000-05-18 Sold (Public Records) $88,000 Public Records
• 1999-02-01 Sold (Public Records) $82,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,502 · +7.6% YoY. Source: county tax records.