207 Carol Joyce Dr SE · Dalton, GA 30721

$149,900

3 bd · 2.0 ba · 1,194 sqft · Other · 44 Days on market

Built 1973 1.37 ac lot $126/sqft · 21% below area Est $190k · 21% under

---

Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Retreat on 4 Lots with Dual Master Suites and Double Road Frontage! Discover expansive living in this well-maintained home in the Tilton community, just moments from the Carbondale exit! Originally a single-wide mobile home expanded with thoughtful additions, this residence offers the kind of space and layout you rarely find. Designed with a smart "split-wing" layout, featuring two spacious master suites located on opposite ends of the home, which are perfect for multi-generational living, guests, or a roommate setup. Both include ensuite baths, one with walk-in shower, and the other with corner jetted tub and separate shower. This home also boasts a formal dining room fo

Key facts

• Ensuite baths
• Double road frontage
• Formal dining room

Tags

• DUAL MASTER SUITES
• DOUBLE ROAD FRONTAGE
• SPLIT-WING LAYOUT
• ENSUITE BATHS
• FORMAL DINING ROOM
• FLEX ROOM

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; Electric service (other); Other utilities
• Home design: Single-wide mobile home; One level; Resale property
• Construction: Metal roof; Other construction materials
• Exterior features: Covered porch; Deck; Front porch; Side porch; Paved road frontage on a county road

Interior

• Kitchen: Eat-in kitchen; Cabinets; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; Double master bedroom; In-law floorplan; Split bedroom plan
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; Master bath with double vanity, separate tub and shower, and whirlpool tub
• Heating & cooling: Central heat; Central air
• Interior features: Double vanity in baths; Entrance foyer; Walk-in closets; No common walls; Crawl space basement
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.

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: Valley Point Elementary School (math 25% / reading 28%, grade F, #718 of 1,228 statewide, top 59%, 493 students, 79% FRL); Valley Point Middle School (math 34% / reading 31%, grade F, #221 of 470 statewide, top 48%, 451 students, 75% 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 76% FRL vs 61% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 384 active listings in the ZIP; 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 $4k 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 44 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 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: moderate 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $190,195
• List price: $149,900
• Delta: -21.19%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-14,141
• Equity at exit: $22,351

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $819
• Equity at exit: $12,961

Cash invested: $41,972 (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: 384
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $159

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $263	-5% $211	+0% $159	+5% $107	+10% $55
Rent	-10% $40	-5% $99	+0% $159	+5% $219	+10% $278
Rate	-1.0pp $234	-0.5pp $197	base $159	+0.5pp $120	+1.0pp $81

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $149,900 Active 44 DOM
2. 2026-06-18
   days on market $149,900 Active 43 DOM
3. 2026-06-17
   days on market $149,900 Active 42 DOM
4. 2026-06-16
   days on market $149,900 Active 41 DOM
5. 2026-06-15
   days on market $149,900 Active 40 DOM
6. 2026-06-14
   days on market $149,900 Active 38 DOM
7. 2026-06-13
   days on market $149,900 Active 37 DOM
8. 2026-06-10
   statusdays on market $149,900 Active 35 DOM
9. 2026-06-03
   status $149,900 Pending 34 DOM
10. 2026-06-02
    days on market $149,900 Active 34 DOM
11. 2026-06-01
    days on market $149,900 Active 33 DOM
12. 2026-05-31
    days on market $149,900 Active 32 DOM
13. 2026-05-30
    days on market $149,900 Active 31 DOM
14. 2026-04-29
    listed $149,900 Active 1371-char remark
15. 2026-04-29
    listed $149,900 Active
16. 2025-04-07
    listed $150,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $18,151
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$4,361
• Taxable loss: −$509
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $2,030/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

-0.1% since first listed

5 events — show timeline

• 2026-06-09 Relisted — FMLS
• 2026-06-02 Pending — FMLS
• 2026-04-29 Listed $149,900 FMLS
• 2026-04-29 Listed $149,900 NEGBOR
• 2025-04-07 Listed $150,000 CCARMLS

Property tax history

+10.5%/yr

Latest (2025): $251 · +15.9% YoY. Source: county tax records.