119 Eugenia Dr · Dalton, GA 30721

$159,900

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 139 Days on market

Built 1950 0.32 ac lot $235/sqft · 17% below area Est $193k · 17% under ↓ 16% since listing

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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 +15.0/15.0
• Cash flow +10.9/30.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

Key facts

• Fresh paint
• New flooring
• New back deck

Tags

• NEW FLOORING
• FRESH PAINT
• NEW BACK DECK
• FULLY FENCED YARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-71 ($-853/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (27.5% below list).
• Recommended offer: $116k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Whitfield County (rural): math 37% / reading 34% proficiency, ranked #62 of 174 in GA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eastside Elementary School (math 28% / reading 22%, grade F, #745 of 1,228 statewide, top 61%, 546 students, 86% FRL); Eastbrook Middle School (math 23% / reading 27%, grade F, #291 of 470 statewide, top 64%, 680 students, 87% FRL); Southeast Whitfield County High School (math 30% / reading 19%, grade F, #184 of 424 statewide, top 48%, 1,492 students, 76% FRL) — zoned schools average 83% FRL vs 61% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 388 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 139 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,916 (27.5% 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 139 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

• ARV (median comp): $192,854
• List price: $159,900
• Delta: -17.09%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-30,493
• Equity at exit: $23,842

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-32,606
• Equity at exit: $13,825

Cash invested: $44,772 (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: 388
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-71

Break-even live

Break-even rent $1,249

Max offer price $147,343

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-26	+0% $-71	+5% $-116	+10% $-162
Rent	-10% $-163	-5% $-117	+0% $-71	+5% $-25	+10% $20
Rate	-1.0pp $9	-0.5pp $-30	base $-71	+0.5pp $-113	+1.0pp $-155

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 Burgess Dr Dalton, GA	2.0	1.0	742	$999	$1.35	45d	1	1.40mi

Listing history 24 events

1. 2026-06-14
   days on market $159,900 Active 139 DOM
2. 2026-06-13
   days on market $159,900 Active 138 DOM
3. 2026-06-10
   days on market $159,900 Active 136 DOM
4. 2026-06-09
   days on market $159,900 Active 135 DOM
5. 2026-06-08
   days on market $159,900 Active 134 DOM
6. 2026-06-07
   days on market $159,900 Active 133 DOM
7. 2026-06-05
   days on market $159,900 Active 130 DOM
8. 2026-06-03
   days on market $159,900 Active 129 DOM
9. 2026-06-02
   days on market $159,900 Active 128 DOM
10. 2026-06-01
    days on market $159,900 Active 127 DOM
11. 2026-05-31
    days on market $159,900 Active 126 DOM
12. 2026-05-30
    days on market $159,900 Active 125 DOM
13. 2026-05-18
    price $159,900 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

14. 2026-05-18
    price $159,900 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

15. 2026-04-28
    status Active 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

16. 2026-04-07
    status Pending 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

17. 2026-03-31
    price $161,900 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

18. 2026-03-31
    price $161,900 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

19. 2026-03-03
    price $169,900 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

20. 2026-03-03
    price $169,900 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

21. 2026-03-02
    price $179,900 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

22. 2026-03-02
    price $179,900 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

23. 2026-01-25
    listed $189,900 Active 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

24. 2025-12-13
    listed $189,900 Active 520-char remark

    Show marketing remark (520 chars)

    Cute, cozy, and convenient! This charming home is full of character and completely move-in ready, featuring brand new flooring, fresh paint throughout, and a beautiful new back deck, perfect for relaxing or entertaining while enjoying the spacious, fully fenced yard. The inviting interior is just as adorable as the exterior, making this home ideal for a starter home, downsizing, or a fantastic rental opportunity. Conveniently located close to shopping, dining, and everyday essentials, this one checks all the boxes!

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$491/yr (+$41/mo · 50.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,910
• − Mortgage interest: −$8,957
• − Property taxes: −$980
• − Insurance: −$800
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$4,652
• Taxable loss: −$3,704
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $36/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: Whitfield County
• NCES district ID: 1305700
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $44,296
• Composite: 30.24/100
• National rank: #6290
• State rank: #62 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

• 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

-15.8% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $159,900 CCARMLS
• 2026-05-18 Price Changed $159,900 GCAR
• 2026-04-28 Relisted — CCARMLS
• 2026-04-07 Pending — CCARMLS
• 2026-03-31 Price Changed $161,900 GCAR
• 2026-03-31 Price Changed $161,900 CCARMLS
• 2026-03-03 Price Changed $169,900 GCAR
• 2026-03-03 Price Changed $169,900 CCARMLS
• 2026-03-02 Price Changed $179,900 CCARMLS
• 2026-03-02 Price Changed $179,900 GCAR
• 2026-01-25 Listed $189,900 GCAR
• 2025-12-13 Listed $189,900 CCARMLS

Property tax history

+13.4%/yr

Latest (2025): $980 · +44.8% YoY. Source: county tax records.