984 Davenport Rd · Dalton, GA 30721

$150,000

4 bd · 1.0 ba · 1,736 sqft · SingleFamily public records · 33 Days on market

Built 1982 0.72 ac lot Est $276k · 46% under ↓ 14% since listing

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

Key facts

• Generous yard
• Outdoor oasis
• 0.72 acre lot

Tags

• GENEROUS YARD
• QUIET COUNTRY SETTING
• OUTDOOR OASIS
• PRIVACY AND TRANQUILITY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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, amenities F, commute F.
• Murray County (other): math 25% / reading 31% proficiency, ranked #107 of 174 in GA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Spring Place Elementary School (math 27% / reading 27%, grade F, #689 of 1,228 statewide, top 58%, 601 students, 76% FRL); Gladden Middle School (math 26% / reading 30%, grade F, #265 of 470 statewide, top 57%, 548 students, 68% FRL); Murray County High School (math 10% / reading 32%, grade F, #225 of 424 statewide, top 54%, 1,102 students, 65% FRL).
• Market conditions: 388 active listings in the ZIP; 125 units permitted in Murray County in 2024 (5 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Murray County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 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

• 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $276,024
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
459 Fox Bridge Rd SE	0.57mi	4/2.0	1,764 (+2%)	22mo	$280,000	$159	49

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,602
• Equity at exit: $22,365

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $36,795
• Equity at exit: $12,969

Cash invested: $42,000 (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: 388
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $423

Break-even live

Break-even rent $1,170

Max offer price $150,000

Occupancy floor 70%

Sensitivity live

Price	-10% $508	-5% $466	+0% $423	+5% $381	+10% $338
Rent	-10% $288	-5% $356	+0% $423	+5% $491	+10% $558
Rate	-1.0pp $499	-0.5pp $461	base $423	+0.5pp $384	+1.0pp $345

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-03-15
   status Pending 647-char remark

   Show marketing remark (647 chars)

   Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

2. 2026-03-15
   status Pending

   Show marketing remark (647 chars)

   Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

3. 2026-03-03
   status Active 647-char remark

   Show marketing remark (647 chars)

   Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

4. 2026-03-03
   status Active

   Show marketing remark (647 chars)

   Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

5. 2026-02-04
   status Pending 647-char remark

   Show marketing remark (647 chars)

   Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

6. 2026-02-04
   status Pending

   Show marketing remark (647 chars)

   Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

7. 2026-01-28
   price $150,000 647-char remark

   Show marketing remark (647 chars)

   Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

8. 2026-01-28
   price $150,000

   Show marketing remark (647 chars)

   Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

9. 2026-01-12
   listed $175,000 Active 647-char remark

   Show marketing remark (647 chars)

   Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

10. 2026-01-12
    listed $175,000 Active

    Show marketing remark (647 chars)

    Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

11. 2026-01-12
    listed $150,000 Active

    Show marketing remark (647 chars)

    Back on market at no fault to the seller. Welcome to peaceful country living with room to grow! This inviting home sits on almost an acre, offering spacious bedrooms and an open, comfortable layout perfect for everyday living. The generous yard provides plenty of space for kids to play, pets to roam, or to create your own outdoor oasis. Tucked away in a quiet country setting, you'll enjoy the privacy and tranquility of rural living while still being within convenient reach of town amenities. Whether you're looking for space, serenity, or a place to make lasting memories, this property delivers the perfect blend of comfort and room to roam.

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$474/yr (+$39/mo · 52.3%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,473
• − Mortgage interest: −$8,402
• − Property taxes: −$906
• − Insurance: −$750
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$4,364
• Taxable income: $2,775
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $4,412/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: Murray County
• NCES district ID: 1303840
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $38,127
• Composite: 23.39/100
• National rank: #7901
• State rank: #107 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 (Murray County) Hauer SSP2

• Today (2025): 39,666 people
• By 2030: 39,301 · -0.9%
• By 2040: 38,248 · -3.6%
• By 2050: 37,015 · -6.7%
• By 2075: 35,253 · -11.1%
• By 2100: 34,727 · -12.5%

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 · Murray

• 2024 margin: Solid R (+71.6) · D 14.1% · R 85.7%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.3pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+69.2 2016: R+68.8 2012: R+52.6 2008: R+45.3

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

-14.3% since first listed

11 events — show timeline

• 2026-03-15 Pending — CCARMLS
• 2026-03-15 Pending — GCAR
• 2026-03-03 Relisted — CCARMLS
• 2026-03-03 Relisted — GCAR
• 2026-02-04 Pending — CCARMLS
• 2026-02-04 Pending — GCAR
• 2026-01-28 Price Changed $150,000 CCARMLS
• 2026-01-28 Price Changed $150,000 GCAR
• 2026-01-12 Listed $150,000 CCARMLS
• 2026-01-12 Listed $175,000 GCAR
• 2026-01-12 Listed $175,000 CCARMLS

Property tax history

+6.5%/yr

Latest (2025): $906 · +2.9% YoY. Source: county tax records.