305 Daisy St NW · Resaca, GA 30735

$210,000

3 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 134 Days on market

Built 1977 1.00 ac lot $133/sqft · 11% below area Est $237k · 11% under

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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 +12.6/15.0
• Cash flow +7.0/30.0
• Appreciation +6.4/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Beautifully remodeled 3-bedroom, 1-bath home situated on a spacious 1-acre lot in Resaca, GA. This property offers a blend of modern updates and classic charm, providing comfortable living both inside and out. The home features extensive renovations completed within the last three years, including updated HVAC, septic system, roof, gutters, and windows. Interior improvements include new walls, new subfloors with LVP flooring, updated lighting, and ceiling fans throughout. A newly added utility room with mudroom enhances functionality and storage. The modern kitchen is equipped with stainless steel appliances, a stylish updated sink, and new lower cabinets with undercabinet lighting. The layout offers a warm and inviting atmosphere ideal for everyday living. Outdoor amenities include a large front porch with swing, a generous yard perfect for pets and entertaining, and a charming picket fence along the front and side of the property. The expansive lot provides ample space for recreation, gardening, or future additions. This moveinready home offers privacy, comfort, and convenience with easy access to Calhoun, Dalton, and I75.

Key facts

• Insulation
• Recent upgrades
• Hvac

Tags

• RECENT UPGRADES
• NEW WINDOWS
• HVAC
• SEPTIC SYSTEM
• WATER HEATER
• INSULATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-311 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (36.8% below list).
• Recommended offer: $133k (36.8% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.1% in Resaca — 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 69/100 on livability (#118 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Gordon County (rural): math 34% / reading 36% proficiency, ranked #65 of 174 in GA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (2.8% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; list at $210k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,671 (36.8% 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 134 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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: 0.63% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 13.2

CMA / ARV

• ARV (median comp): $236,787
• List price: $210,000
• Delta: -11.31%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 James St NW	0.07mi	3/2.0	1,456 (-8%)	1mo	$229,900	$158	79

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $3,258
• Equity at exit: $92,071

10-year hold

• IRR: 4.8%
• Equity multiple: 1.72×
• Total profit: $42,088
• Equity at exit: $140,088

Cash invested: $58,800 (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 30735

• Home prices YoY: 1.0%
• Active inventory: 36
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-311

Break-even live

Break-even rent $1,720

Max offer price $155,112

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $210,000 Active 134 DOM
2. 2026-06-18
   days on market $210,000 Active 133 DOM
3. 2026-06-17
   days on market $210,000 Active 132 DOM
4. 2026-06-16
   days on market $210,000 Active 131 DOM
5. 2026-06-15
   days on market $210,000 Active 130 DOM
6. 2026-06-14
   days on market $210,000 Active 128 DOM
7. 2026-06-13
   days on market $210,000 Active 127 DOM
8. 2026-06-10
   days on market $210,000 Active 125 DOM
9. 2026-06-09
   days on market $210,000 Active 124 DOM
10. 2026-06-08
    days on market $210,000 Active 123 DOM
11. 2026-06-07
    pricedays on market $210,000 Active 122 DOM
12. 2026-06-03
    days on market $225,000 Active 118 DOM
13. 2026-06-02
    days on market $225,000 Active 117 DOM
14. 2026-06-01
    days on market $225,000 Active 116 DOM
15. 2026-05-31
    days on market $225,000 Active 115 DOM
16. 2026-05-30
    days on market $225,000 Active 114 DOM
17. 2026-04-09
    price $225,000 1154-char remark

    Show marketing remark (1158 chars)

    Beautifully remodeled 3-bedroom, 1-bath home situated on a spacious 1-acre lot in Resaca, GA. This property offers a blend of modern updates and classic charm, providing comfortable living both inside and out. The home features extensive renovations completed within the last three years, including updated HVAC, septic system, roof, gutters, and windows. Interior improvements include new walls, new subfloors with LVP flooring, updated lighting, and ceiling fans throughout. A newly added utility room with mudroom enhances functionality and storage. The modern kitchen is equipped with stainless steel appliances, a stylish updated sink, and new lower cabinets with under-cabinet lighting. The layout offers a warm and inviting atmosphere ideal for everyday living. Outdoor amenities include a large front porch with swing, a generous yard perfect for pets and entertaining, and a charming picket fence along the front and side of the property. The expansive lot provides ample space for recreation, gardening, or future additions. This move-in-ready home offers privacy, comfort, and convenience with easy access to Calhoun, Dalton, and I-75.

18. 2026-04-09
    price $225,000 1158-char remark

    Show marketing remark (1158 chars)

    Beautifully remodeled 3-bedroom, 1-bath home situated on a spacious 1-acre lot in Resaca, GA. This property offers a blend of modern updates and classic charm, providing comfortable living both inside and out. The home features extensive renovations completed within the last three years, including updated HVAC, septic system, roof, gutters, and windows. Interior improvements include new walls, new subfloors with LVP flooring, updated lighting, and ceiling fans throughout. A newly added utility room with mudroom enhances functionality and storage. The modern kitchen is equipped with stainless steel appliances, a stylish updated sink, and new lower cabinets with under-cabinet lighting. The layout offers a warm and inviting atmosphere ideal for everyday living. Outdoor amenities include a large front porch with swing, a generous yard perfect for pets and entertaining, and a charming picket fence along the front and side of the property. The expansive lot provides ample space for recreation, gardening, or future additions. This move-in-ready home offers privacy, comfort, and convenience with easy access to Calhoun, Dalton, and I-75.

19. 2026-02-27
    price $239,000 1154-char remark

    Show marketing remark (1158 chars)

    Beautifully remodeled 3-bedroom, 1-bath home situated on a spacious 1-acre lot in Resaca, GA. This property offers a blend of modern updates and classic charm, providing comfortable living both inside and out. The home features extensive renovations completed within the last three years, including updated HVAC, septic system, roof, gutters, and windows. Interior improvements include new walls, new subfloors with LVP flooring, updated lighting, and ceiling fans throughout. A newly added utility room with mudroom enhances functionality and storage. The modern kitchen is equipped with stainless steel appliances, a stylish updated sink, and new lower cabinets with under-cabinet lighting. The layout offers a warm and inviting atmosphere ideal for everyday living. Outdoor amenities include a large front porch with swing, a generous yard perfect for pets and entertaining, and a charming picket fence along the front and side of the property. The expansive lot provides ample space for recreation, gardening, or future additions. This move-in-ready home offers privacy, comfort, and convenience with easy access to Calhoun, Dalton, and I-75.

20. 2026-02-27
    price $239,000 1158-char remark

    Show marketing remark (1158 chars)

    Beautifully remodeled 3-bedroom, 1-bath home situated on a spacious 1-acre lot in Resaca, GA. This property offers a blend of modern updates and classic charm, providing comfortable living both inside and out. The home features extensive renovations completed within the last three years, including updated HVAC, septic system, roof, gutters, and windows. Interior improvements include new walls, new subfloors with LVP flooring, updated lighting, and ceiling fans throughout. A newly added utility room with mudroom enhances functionality and storage. The modern kitchen is equipped with stainless steel appliances, a stylish updated sink, and new lower cabinets with under-cabinet lighting. The layout offers a warm and inviting atmosphere ideal for everyday living. Outdoor amenities include a large front porch with swing, a generous yard perfect for pets and entertaining, and a charming picket fence along the front and side of the property. The expansive lot provides ample space for recreation, gardening, or future additions. This move-in-ready home offers privacy, comfort, and convenience with easy access to Calhoun, Dalton, and I-75.

21. 2026-02-05
    listed $249,900 New 1154-char remark

    Show marketing remark (1158 chars)

    Beautifully remodeled 3-bedroom, 1-bath home situated on a spacious 1-acre lot in Resaca, GA. This property offers a blend of modern updates and classic charm, providing comfortable living both inside and out. The home features extensive renovations completed within the last three years, including updated HVAC, septic system, roof, gutters, and windows. Interior improvements include new walls, new subfloors with LVP flooring, updated lighting, and ceiling fans throughout. A newly added utility room with mudroom enhances functionality and storage. The modern kitchen is equipped with stainless steel appliances, a stylish updated sink, and new lower cabinets with under-cabinet lighting. The layout offers a warm and inviting atmosphere ideal for everyday living. Outdoor amenities include a large front porch with swing, a generous yard perfect for pets and entertaining, and a charming picket fence along the front and side of the property. The expansive lot provides ample space for recreation, gardening, or future additions. This move-in-ready home offers privacy, comfort, and convenience with easy access to Calhoun, Dalton, and I-75.

22. 2026-02-05
    listed $249,900 Active 1158-char remark

    Show marketing remark (1158 chars)

    Beautifully remodeled 3-bedroom, 1-bath home situated on a spacious 1-acre lot in Resaca, GA. This property offers a blend of modern updates and classic charm, providing comfortable living both inside and out. The home features extensive renovations completed within the last three years, including updated HVAC, septic system, roof, gutters, and windows. Interior improvements include new walls, new subfloors with LVP flooring, updated lighting, and ceiling fans throughout. A newly added utility room with mudroom enhances functionality and storage. The modern kitchen is equipped with stainless steel appliances, a stylish updated sink, and new lower cabinets with under-cabinet lighting. The layout offers a warm and inviting atmosphere ideal for everyday living. Outdoor amenities include a large front porch with swing, a generous yard perfect for pets and entertaining, and a charming picket fence along the front and side of the property. The expansive lot provides ample space for recreation, gardening, or future additions. This move-in-ready home offers privacy, comfort, and convenience with easy access to Calhoun, Dalton, and I-75.

23. 2021-03-05
    soldstatus $127,000 Closed
24. 2021-03-05
    soldstatus $127,000 Sold
25. 2021-03-05
    soldstatus $127,000
26. 2021-02-25
    status Under Contract
27. 2021-02-25
    status Pending
28. 2021-02-24
    listed $119,900 Active
29. 2021-02-24
    listed $119,900 New

ⓘ 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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $15,921
• − Mortgage interest: −$11,763
• − Property taxes: −$2,041
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$6,109
• Taxable loss: −$7,590
• Est. tax savings @ 24.0%: +$1,822
• After-tax cash flow: $-1,907/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: Gordon County
• NCES district ID: 1302430
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $43,906
• Composite: 29.77/100
• National rank: #6430
• State rank: #65 of 174 in GA

Livability — Resaca

• Score: 69/100
• State rank: #118
• US rank: #8614

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,910

Population outlook (Gordon County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 59,968 · +1.4%
• By 2040: 60,579 · +2.4%
• By 2050: 59,396 · +0.4%
• By 2075: 52,383 · -11.4%
• By 2100: 41,219 · -30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Gordon

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -50.2pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+62.5 2016: R+63.6 2012: R+57.8 2008: R+50.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.80%
• Current HPI: 292.7034
• Rent YoY: —
• Metro: —
• 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

+87.7% since first listed

13 events — show timeline

• 2026-04-09 Price Changed $225,000 GAMLS
• 2026-04-09 Price Changed $225,000 FMLS
• 2026-02-27 Price Changed $239,000 GAMLS
• 2026-02-27 Price Changed $239,000 FMLS
• 2026-02-05 Listed $249,900 FMLS
• 2026-02-05 Listed $249,900 GAMLS
• 2021-03-05 Sold (Public Records) $127,000 Public Records
• 2021-03-05 Sold (MLS) $127,000 GAMLS
• 2021-03-05 Sold (MLS) $127,000 FMLS
• 2021-02-25 Pending — GAMLS
• 2021-02-25 Pending — FMLS
• 2021-02-24 Listed $119,900 GAMLS
• 2021-02-24 Listed $119,900 FMLS

Property tax history

+11.1%/yr

Latest (2025): $2,041 · +11.6% YoY. Source: county tax records.