lot 7 Wendell St · Dalton, GA 20721

$245,000

3 bd · 2.0 ba · 1,267 sqft · SingleFamily · 83 Days on market

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New construction opportunity! This spacious 3-bedroom, 2-bathroom home features a modern open-concept design, perfect for effortless entertaining and daily comfort. Situated on a desirable, level . 22-acre lot, you'll have plenty of outdoor space to enjoy. Ideally located for easy commutes, this home is just minutes from Eastside Elementary, Eastbrook Middle, and Southeast High Schools. Estimated completion is within 4–5 months, and it includes a comprehensive builder's warranty for total peace of mind. Why settle for an older home when you can have brand-new finishes and modern efficiency? Schedule your inquiry today to track this build's progress!PICTURES ARE JUST SAMPLES

Key facts

• Open-concept design
• New construction
• Level lot

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT DESIGN
• LEVEL LOT
• OUTDOOR SPACE
• BUILDER'S WARRANTY
• MODERN FINISHES

🏗️ New construction. The $245,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $244,531.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Eastside Elementary School (math 28% / reading 22%, grade F, #745 of 1,228 statewide, top 61%, 546 students, 86% 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 83% FRL vs 61% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 4 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 83 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $244,531
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
lot 7 Wendell St	0.00mi	3/2.0	1,267 (0%)	0mo	$245,000	$193	100
lot 5 Wendell St	0.00mi	3/2.0	1,223 (-4%)	2mo	$250,000	$204	93
lot 6 Wendell St	0.00mi	3/2.0	1,223 (-4%)	2mo	$250,000	$204	93
1712 Wendell Street St	0.37mi	3/2.0	1,225 (-3%)	8mo	$202,300	$165	71
1703 Wendell St	0.47mi	3/2.0	1,267 (0%)	20mo	$239,900	$189	61
1705 Wendell St	0.46mi	3/2.0	1,267 (0%)	21mo	$239,900	$189	61
136 Bear Den Ct	0.62mi	3/2.0	1,198 (-5%)	21mo	$235,000	$196	44

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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-18,021
• Equity at exit: $36,460

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,325
• Equity at exit: $21,143

Cash invested: $68,469 (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 20721

• Home prices YoY: -20.9%
• Rents YoY: 1.6%
• Active inventory: 4
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,641 medium
• Mortgage (P&I): −$1,282
• Tax est. 1.5%: −$306 /mo · $3,668/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $396

Break-even live

Break-even rent $2,139

Max offer price $244,531

Occupancy floor 80%

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: $61,133
• Closing costs: $7,336
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-03-18
   status Active
3. 2026-03-11
   status Pending
4. 2026-01-27
   listed $245,000 Active

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

Taxation est. · year 1

• Rental income: $31,687
• − Mortgage interest: −$13,698
• − Property taxes: −$3,668
• − Insurance: −$1,223
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − Depreciation: −$7,114
• Taxable income: $915
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $4,534/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: Prince Georges County
• City population: 80,309
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 31,032
• Household income: $163,105
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 292.0

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: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 6% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Hispanic 1% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 86% English-only · French/Haitian/Cajun 3% Spanish 3% 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: ▼ -67.18%
• Current HPI: 254.2113
• Rent YoY: ▲ 1.60%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

4 events — show timeline

• 2026-04-27 Pending — CCARMLS
• 2026-03-18 Relisted — CCARMLS
• 2026-03-11 Pending — CCARMLS
• 2026-01-27 Listed $245,000 CCARMLS