132 Independence Way Way

Dalton, GA 30721

$950D

2 bd · 1.0 ba · 840 sqft · Built — · Manufactured · Active · 21 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,206/mo
• Mortgage (P&I): −$5
• Tax + insurance: −$2
• HOA: −$0
• Vac / Maint / Mgmt: −$253
• Net cashflow: $946/mo
• Annual: $11,355/yr
• Cap rate: 1201.59%
• Cash-on-cash: 4268.92%
• DSCR: 190.94
• 1% rule: 126.96%
• Cash to close: $266

Investor read

• This is a 2-bed/1.0-bath manufactured listed at $950.
• At list price, monthly cash flow is $946 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $950).
• It's been on market 21 days — a 2% lower offer ($935) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $935 (1.6% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $6 of loan paydown is wiped out by about $28 of value loss. Plan a longer hold.
• 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: Valley Point Elementary School (math 25% / reading 28%, grade F, #718 of 1,228 statewide, top 59%, 493 students, 79% 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 80% FRL vs 61% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 384 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).
• 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 $266 cash investment doubles in ~1 year — after that, you're playing with house money.
• 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.
• Cap rate 1201.6% 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.