401 Francisco Dr · Dalton, GA 30720

$200,000

3 bd · 1.5 ba · 1,938 sqft · SingleFamily public records · 4 Days on market

Built 1970 0.57 ac lot Est $240k · 17% under

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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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming all-brick ranch situated on a level corner lot with beautiful mature trees welcoming you home! This property is full of potential and a great opportunity for investors or buyers ready to make it their own. With solid bones and plenty of space, this home offers much more than your typical 3-bedroom layout. The kitchen opens to a cozy den with fireplace, while a large front living room and separate dining room provide multiple gathering spaces. Oversized laundry room offers additional storage and functionality. Home does need updates and renovations, but the possibilities are endless to transform this into something truly special. Convenient location with plenty of room to create your dream home or next investment property!

Key facts

• All-brick ranch
• Level corner lot
• Convenient location

Tags

• ALL-BRICK RANCH
• LEVEL CORNER LOT
• MATURE TREES
• OVERSIZED LAUNDRY ROOM
• MULTIPLE GATHERING SPACES
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Detached and attached parking; Paved driveway; Carport (2 spaces); 2 covered parking spaces (total 2)
• Utilities: Public water; Septic tank; Electricity available; Water available
• Home design: Residential property; Three or more levels
• Construction: Brick and other construction materials; Other roof type; Block foundation; Existing (year built noted as existing)
• Exterior features: Patio; Level, corner lot

Interior

• Kitchen: Dishwasher; Cooktop; Built-in electric oven
• Bedrooms: 3 bedrooms including a master suite
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air (electric)
• Interior features: Ceiling fan(s); Den fireplace
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $71 ($854/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (8.0% below list).
• Recommended offer: $184k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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: Rents rising (+1.8%/yr); 195 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).
• This rent runs 32% of the median local income ($69k/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 $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $183,964 (8.0% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $240,312
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Francisco Dr	0.00mi	3/2.0	1,938 (0%)	0mo	$210,000	$108	98
601 Lavista Rd	0.09mi	3/2.0	2,140 (+10%)	7mo	$265,000	$124	70
2828 Suncrest Dr	0.35mi	3/2.0	2,156 (+11%)	14mo	$289,900	$134	51

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-30,026
• Equity at exit: $29,821

10-year hold

• IRR: -8.8%
• Equity multiple: 0.48×
• Total profit: $-28,918
• Equity at exit: $17,292

Cash invested: $56,000 (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 30720

• Rents YoY: 1.8%
• Active inventory: 195
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $71

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $209	-5% $140	+0% $71	+5% $2	+10% $-67
Rent	-10% $-74	-5% $-2	+0% $71	+5% $144	+10% $216
Rate	-1.0pp $172	-0.5pp $122	base $71	+0.5pp $19	+1.0pp $-33

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2607 Foxmore Cir Dalton, GA	3.0	2.0	2517	$2,850	$1.13	23d	1	0.86mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $200,000 Pending 4 DOM
2. 2026-06-05
   days on market $200,000 Active 3 DOM
3. 2026-06-03
   days on market $200,000 Active 2 DOM
4. 2026-06-01
   remarks 699-char remark

   Show marketing remark (740 chars)

   Charming all-brick ranch situated on a level corner lot with beautiful mature trees welcoming you home! This property is full of potential and a great opportunity for investors or buyers ready to make it their own. With solid bones and plenty of space, this home offers much more than your typical 3-bedroom layout. The kitchen opens to a cozy den with fireplace, while a large front living room and separate dining room provide multiple gathering spaces. Oversized laundry room offers additional storage and functionality. Home does need updates and renovations, but the possibilities are endless to transform this into something truly special. Convenient location with plenty of room to create your dream home or next investment property!

5. 2026-06-01
   listed $200,000 Active 1 DOM

   Show marketing remark (740 chars)

   Charming all-brick ranch situated on a level corner lot with beautiful mature trees welcoming you home! This property is full of potential and a great opportunity for investors or buyers ready to make it their own. With solid bones and plenty of space, this home offers much more than your typical 3-bedroom layout. The kitchen opens to a cozy den with fireplace, while a large front living room and separate dining room provide multiple gathering spaces. Oversized laundry room offers additional storage and functionality. Home does need updates and renovations, but the possibilities are endless to transform this into something truly special. Convenient location with plenty of room to create your dream home or next investment property!

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $22,076
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$5,818
• Taxable loss: −$2,478
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $1,449/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): 27,249
• Household income: $69,369
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 821.0

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 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 11% Native American 4% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 20% · Canada, Jamaica, South Korea
• Languages at home: 66% English-only · Spanish 31% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -180.32%
• Current HPI: 262.4203
• Rent YoY: ▲ 1.81%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-01 Listed $200,000 REALTRACS as Distributed by MLS Grid
• 2026-06-01 Listed $200,000 CCARMLS
• 2026-05-29 Listed $200,000 GCAR

Property tax history

-10.4%/yr

Latest (2025): $70 · -78.9% YoY. Source: county tax records.