The Ryman Plan · Dalton, GA 30721

$231,990

3 bd · 2.0 ba · 1,164 sqft · SingleFamily · 337 Days on market

Good condition ↓ 5% since listing

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.5/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

Key facts

• Welcoming entry area
• Laundry room
• Natural light

Tags

• EFFICIENT LAYOUT
• WELCOMING ENTRY AREA
• NATURAL LIGHT
• GENEROUS COUNTER SPACE
• OWNER'S SUITE
• LAUNDRY ROOM

🏗️ New construction. The $231,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-422 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (28.8% below list).
• Recommended offer: $165k (28.8% below list) — sets the bar for 1% rule.

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: Pleasant Grove Elementary School (math 47% / reading 37%, grade F, #380 of 1,228 statewide, top 33%, 448 students, 75% FRL); New Hope Middle School (math 45% / reading 48%, grade D+, #94 of 470 statewide, top 20%, 452 students, 61% FRL); Northwest Whitfield County High School (math 29% / reading 34%, grade F, #122 of 424 statewide, top 30%, 1,219 students, 49% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 647 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 32% 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 $2k of loan paydown is wiped out by about $8k 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 337 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,247 (28.8% 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 337 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.24%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $250,000
• List price: $231,990
• Delta: -7.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Andros Loop	0.14mi	3/2.0	1,164 (0%)	4mo	$258,400	$222	90
122 Andros Loop	0.13mi	3/2.0	1,300 (+12%)	7mo	$252,000	$194	69
1494 Heather Way Way	0.63mi	3/2.0	1,164 (0%)	5mo	$229,000	$197	67
191 Andros Dr Dr	0.09mi	2/2.0 (-1)	1,057 (-9%)	13mo	$237,000	$224	65
152 Cherry Bark Way Way #7	0.36mi	2/2.0 (-1)	1,300 (+12%)	3mo	$272,500	$210	56
227 Periwinkle Way Way	0.68mi	3/2.0	1,227 (+5%)	5mo	$255,000	$208	55
153 Cochran Drive Dr	0.40mi	3/2.0	1,302 (+12%)	9mo	$248,000	$190	54
397 Woodlawn Ave	0.58mi	3/2.0	1,275 (+10%)	4mo	$260,000	$204	54
1433 Heather Way	0.73mi	3/2.0	1,239 (+6%)	8mo	$250,000	$202	49
236 Camden Way Way #51	0.46mi	2/2.0 (-1)	1,310 (+12%)	4mo	$286,000	$218	49
3445 Striplin Trail Trl	0.70mi	3/2.0	1,242 (+7%)	11mo	$235,400	$190	48
133 Camden Way	0.52mi	2/2.5 (-1)	1,310 (+12%)	4mo	$327,000	$250	44

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: -28.9%
• Equity multiple: 0.04×
• Total profit: $-67,379
• Equity at exit: $37,276

10-year hold

• IRR: -28.7%
• Equity multiple: -0.33×
• Total profit: $-93,200
• Equity at exit: $21,615

Cash invested: $70,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 9 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $228,990 ($193/sqft)
• Median days on market: 107 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +11.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30721

• Active inventory: 647
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-422

Break-even live

Break-even rent $2,187

Max offer price $188,901

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-336	+0% $-422	+5% $-509	+10% $-595
Rent	-10% $-553	-5% $-488	+0% $-422	+5% $-357	+10% $-292
Rate	-1.0pp $-296	-0.5pp $-359	base $-422	+0.5pp $-487	+1.0pp $-553

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: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Maresca Dr NE Dalton, GA	3.0	1.0	1027	$1,500	$1.46	37d	1	1.09mi
138 Maresca Dr NE Dalton, GA	3.0	1.0	1027	$1,400	$1.36	10d	1	1.09mi

Listing history 50 events

1. 2026-10-22
   days on market $231,990 Active 337 DOM
2. 2026-10-21
   days on market $231,990 Active 336 DOM
3. 2026-10-20
   days on market $231,990 Active 335 DOM
4. 2026-10-19
   days on market $231,990 Active 334 DOM
5. 2026-10-18
   days on market $231,990 Active 333 DOM
6. 2026-10-17
   days on market $231,990 Active 332 DOM
7. 2026-10-16
   days on market $231,990 Active 331 DOM
8. 2026-10-15
   days on market $231,990 Active 330 DOM
9. 2026-10-14
   days on market $231,990 Active 329 DOM
10. 2026-10-13
    days on market $231,990 Active 328 DOM
11. 2026-10-12
    days on market $231,990 Active 327 DOM
12. 2026-10-11
    days on market $231,990 Active 326 DOM
13. 2026-10-10
    days on market $231,990 Active 325 DOM
14. 2026-10-09
    days on market $231,990 Active 324 DOM
15. 2026-10-08
    days on market $231,990 Active 323 DOM
16. 2026-10-07
    days on market $231,990 Active 322 DOM
17. 2026-10-06
    days on market $231,990 Active 321 DOM
18. 2026-10-05
    days on market $231,990 Active 320 DOM
19. 2026-10-04
    days on market $231,990 Active 319 DOM
20. 2026-10-03
    days on market $231,990 Active 318 DOM
21. 2026-10-02
    days on market $231,990 Active 317 DOM
22. 2026-10-01
    days on market $231,990 Active 316 DOM
23. 2026-09-30
    days on market $231,990 Active 315 DOM
24. 2026-09-29
    days on market $231,990 Active 314 DOM
25. 2026-09-28
    days on market $231,990 Active 313 DOM
26. 2026-09-27
    days on market $231,990 Active 312 DOM
27. 2026-09-26
    days on market $231,990 Active 311 DOM
28. 2026-09-25
    days on market $231,990 Active 310 DOM
29. 2026-09-24
    days on market $231,990 Active 309 DOM
30. 2026-09-24
    days on market $231,990 Active 308 DOM
31. 2026-09-22
    days on market $231,990 Active 307 DOM
32. 2026-09-21
    days on market $231,990 Active 306 DOM
33. 2026-09-20
    days on market $231,990 Active 305 DOM
34. 2026-09-18
    days on market $231,990 Active 303 DOM
35. 2026-09-17
    days on market $231,990 Active 302 DOM
36. 2026-09-16
    days on market $231,990 Active 301 DOM
37. 2026-09-15
    days on market $231,990 Active 300 DOM
38. 2026-09-14
    days on market $231,990 Active 299 DOM
39. 2026-09-13
    days on market $231,990 Active 298 DOM
40. 2026-09-12
    days on market $231,990 Active 297 DOM
41. 2026-09-11
    days on market $231,990 Active 296 DOM
42. 2026-09-05
    days on market $231,990 Active 290 DOM
43. 2026-09-04
    days on market $231,990 Active 289 DOM
44. 2026-09-03
    days on market $231,990 Active 288 DOM
45. 2026-09-02
    days on market $231,990 Active 287 DOM
46. 2026-08-30
    days on market $231,990 Active 284 DOM
47. 2026-08-29
    days on market $231,990 Active 283 DOM
48. 2026-08-28
    days on market $231,990 Active 282 DOM
49. 2026-08-27
    days on market $231,990 Active 281 DOM
50. 2026-08-26
    days on market $231,990 Active 280 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,830
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$7,273
• Taxable loss: −$9,620
• Est. tax savings @ 24.0%: +$2,309
• After-tax cash flow: $-2,758/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This Ryman Plan home in Dalton, GA is in good condition with a fresh paint job and modern appliances. It's move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace window treatments — Improves aesthetics and energy efficiency ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Pleasant Grove Elementary School F GA #380/1,228 Nat'l #17,861/41,679 Middle New Hope Middle School D+ GA #94/470 Nat'l #4,335/14,009 High Northwest Whitfield County High School F GA #122/424 Nat'l #10,753/17,239

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

C Composite livability gradescore 67/100

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 · 107,770 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: 14% of renters

---

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%
• 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

-5.0% since first listed

4 events — show timeline

• 2026-03-28 Price Changed $229,900 Zillow
• 2026-01-05 Price Changed $236,900 Zillow
• 2025-11-21 Price Changed $246,900 Zillow
• 2025-11-19 Listed $241,900 Zillow