204 Bogle Street St · Dalton, GA 30721

$100,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 301 Days on market

Built 1958 6,534 sqft lot $99/sqft · 42% below area Est $171k · 42% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! 3 structures 1 price. The single-family house needs major repairs. The carport needs some repair. The third building has a bathroom, a kitchen, and the bedrooms area was used as a barbershop previously. Call today to schedule your showing!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: 384 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($88k) 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.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.61% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.90%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (median comp): $171,164
• List price: $100,000
• Delta: -41.58%
• 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
1133 Orman Street St	0.46mi	3/2.0	1,000 (-1%)	3mo	$230,000	$230	73
503 Harris Street St	0.41mi	3/2.0	979 (-3%)	5mo	$225,000	$230	70
502 Woodland Drive Dr	0.41mi	3/2.0	1,060 (+5%)	6mo	$240,000	$226	66
502 E Woodland Dr	0.43mi	3/2.0	1,060 (+5%)	6mo	$240,000	$226	65
500 Woodland Drive Dr	0.39mi	3/2.0	1,060 (+5%)	9mo	$250,000	$236	64
500 E Woodland Dr	0.43mi	3/2.0	1,060 (+5%)	9mo	$250,000	$236	62
1117 Orman St	0.42mi	2/1.0 (-1)	1,000 (-1%)	14mo	$179,900	$180	61
1106 Foster Street St	0.23mi	2/2.0 (-1)	886 (-12%)	16mo	$203,000	$229	49
1103 James St	0.45mi	2/1.0 (-1)	950 (-6%)	20mo	$195,000	$205	46
0 Martin Luther King Blvd	0.71mi	2/2.0 (-1)	1,000 (-1%)	18mo	$219,000	$219	44
209 Henderson St	0.40mi	3/2.0	866 (-14%)	15mo	$185,000	$214	44
625 Virginia Ave	0.62mi	3/2.0	1,120 (+11%)	23mo	$225,000	$201	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.80×
• Total profit: $22,291
• Equity at exit: $14,910

10-year hold

• IRR: 27.9%
• Equity multiple: 3.46×
• Total profit: $69,005
• Equity at exit: $8,646

Cash invested: $28,000 (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 30721

• Active inventory: 384
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $604

Break-even live

Break-even rent $844

Max offer price $100,000

Occupancy floor 57%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 Burgess Dr Dalton, GA	2.0	1.0	742	$999	$1.35	44d	1	0.71mi
501 W Waugh St Dalton, GA	1.0–2.0	1.0–2.0	810	$1,892	$2.33	14d	30	1.12mi

Listing history 20 events

1. 2026-06-19
   days on market $100,000 Active 301 DOM
2. 2026-06-18
   days on market $100,000 Active 300 DOM
3. 2026-06-17
   days on market $100,000 Active 299 DOM
4. 2026-06-16
   days on market $100,000 Active 298 DOM
5. 2026-06-15
   days on market $100,000 Active 297 DOM
6. 2026-06-14
   days on market $100,000 Active 295 DOM
7. 2026-06-13
   days on market $100,000 Active 294 DOM
8. 2026-06-10
   days on market $100,000 Active 292 DOM
9. 2026-06-09
   days on market $100,000 Active 291 DOM
10. 2026-06-08
    days on market $100,000 Active 290 DOM
11. 2026-06-07
    days on market $100,000 Active 289 DOM
12. 2026-06-05
    days on market $100,000 Active 286 DOM
13. 2026-06-03
    days on market $100,000 Active 285 DOM
14. 2026-06-02
    days on market $100,000 Active 284 DOM
15. 2026-06-01
    days on market $100,000 Active 283 DOM
16. 2026-05-31
    days on market $100,000 Active 282 DOM
17. 2026-05-30
    days on market $100,000 Active 281 DOM
18. 2026-03-06
    historical
19. 2025-08-26
    listed $100,000 Active
20. 2025-08-22
    listed $100,000 Active 257-char remark

    Show marketing remark (257 chars)

    Investor special! 3 structures 1 price. The single-family house needs major repairs. The carport needs some repair. The third building has a bathroom, a kitchen, and the bedrooms area was used as a barbershop previously. Call today to schedule your showing!

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,209 · $101/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 10% 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: $19,307
• − Mortgage interest: −$5,602
• − Property taxes: −$1,209
• − Insurance: −$500
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$2,909
• Taxable income: $5,999
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $5,811/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): 53,060
• Household income: $62,094
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 1156.0

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 0.55)
• Race & ethnicity: White 48% Hispanic / Latino 47% Two or more races 10% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 35% Cuban 1%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -220.10%
• Current HPI: 314.9341
• Rent YoY: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-26 Listed $100,000 REALTRACS as Distributed by MLS Grid
• 2025-08-22 Listed $100,000 CCARMLS

Property tax history

+7.7%/yr

Latest (2025): $1,209 · +27.7% YoY. Source: county tax records.