1109 Brookwood Lane Ln · Dalton, GA 30720

$167,000

2 bd · 2.0 ba · 1,014 sqft · SingleFamily · 81 Days on market

Built 1987 Fair condition 4,792 sqft lot $165/sqft · 5% below area Est $176k · 5% under ↓ 5% since listing

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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).

• Cash flow +13.6/30.0
• ARV discount +9.9/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2 bedroom, 2 full bath condo nestled in a quiet, well-maintained community in Dalton, GA. This low maintenance property offers comfortable living with a cozy screened-in porch. Great for relaxing or enjoying your morning coffee. Conveniently located near local schools and within walking distance to Lakeshore Park, where you'll find a walking trac, soccer fields, tennis courts, and a playground. A great opportunity for easy living in a desirable location!

Key facts

• Screened-in porch
• Tennis courts
• Local schools

Tags

• SCREENED-IN PORCH
• LOCAL SCHOOLS
• SOCCER FIELDS
• TENNIS COURTS
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $167k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $9 ($110/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 $147k (11.8% below list).
• Recommended offer: $147k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Dalton Public Schools (urban): math 29% / reading 33% proficiency, ranked #93 of 174 in GA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Brookwood Elementary School (math 42% / reading 46%, grade F, #356 of 1,228 statewide, top 30%, 724 students, 57% FRL); Hammond Creek Middle School (1,086 students, 72% FRL); Dalton High School (math 12% / reading 18%, grade F, #294 of 424 statewide, top 70%, 1,382 students, 55% FRL).
• Market conditions: Rents rising (+1.8%/yr); 195 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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 81 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $147,244 (11.8% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $176,288
• List price: $167,000
• Delta: -5.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 Sunset Circle Cir #7	0.37mi	1/1.0 (-1)	939 (-7%)	0mo	$189,000	$201	62
1005 Saint Charles Street St	0.48mi	2/1.0	1,133 (+12%)	11mo	$95,000	$84	44
1413 Kammi Street St	0.57mi	3/2.0 (+1)	1,150 (+13%)	20mo	$180,000	$157	30

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-28,200
• Equity at exit: $24,900

10-year hold

• IRR: -11.6%
• Equity multiple: 0.34×
• Total profit: $-30,698
• Equity at exit: $14,439

Cash invested: $46,760 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$876
• Tax est. 1.5%: −$209 /mo · $2,505/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $9

Break-even live

Break-even rent $1,461

Max offer price $167,000

Occupancy floor 94%

Sensitivity live

Price	-10% $125	-5% $67	+0% $9	+5% $-49	+10% $-106
Rent	-10% $-107	-5% $-49	+0% $9	+5% $67	+10% $125
Rate	-1.0pp $93	-0.5pp $52	base $9	+0.5pp $-34	+1.0pp $-78

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 W Emery St Dalton, GA	1.0–2.0	1.0	900	$1,149	$1.28	16d	4	0.97mi
501 W Waugh St Dalton, GA	1.0–2.0	1.0–2.0	810	$1,892	$2.33	16d	30	1.30mi

Listing history 20 events

1. 2026-06-21
   days on market $167,000 Active 81 DOM
2. 2026-06-19
   days on market $167,000 Active 79 DOM
3. 2026-06-18
   days on market $167,000 Active 78 DOM
4. 2026-06-17
   days on market $167,000 Active 77 DOM
5. 2026-06-16
   days on market $167,000 Active 76 DOM
6. 2026-06-15
   days on market $167,000 Active 75 DOM
7. 2026-06-14
   days on market $167,000 Active 73 DOM
8. 2026-06-13
   days on market $167,000 Active 72 DOM
9. 2026-06-10
   days on market $167,000 Active 70 DOM
10. 2026-06-09
    days on market $167,000 Active 69 DOM
11. 2026-06-08
    days on market $167,000 Active 68 DOM
12. 2026-06-07
    days on market $167,000 Active 67 DOM
13. 2026-06-05
    days on market $167,000 Active 64 DOM
14. 2026-06-03
    days on market $167,000 Active 63 DOM
15. 2026-06-02
    days on market $167,000 Active 62 DOM
16. 2026-06-01
    days on market $167,000 Active 61 DOM
17. 2026-05-31
    days on market $167,000 Active 60 DOM
18. 2026-05-30
    days on market $167,000 Active 59 DOM
19. 2026-05-06
    price $167,000 483-char remark

    Show marketing remark (483 chars)

    Welcome to this charming 2 bedroom, 2 full bath condo nestled in a quiet, well-maintained community in Dalton, GA. This low maintenance property offers comfortable living with a cozy screened-in porch. Great for relaxing or enjoying your morning coffee. Conveniently located near local schools and within walking distance to Lakeshore Park, where you'll find a walking trac, soccer fields, tennis courts, and a playground. A great opportunity for easy living in a desirable location!

20. 2026-03-31
    listed $175,000 Active 483-char remark

    Show marketing remark (483 chars)

    Welcome to this charming 2 bedroom, 2 full bath condo nestled in a quiet, well-maintained community in Dalton, GA. This low maintenance property offers comfortable living with a cozy screened-in porch. Great for relaxing or enjoying your morning coffee. Conveniently located near local schools and within walking distance to Lakeshore Park, where you'll find a walking trac, soccer fields, tennis courts, and a playground. A great opportunity for easy living in a desirable location!

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $17,669
• − Mortgage interest: −$9,355
• − Property taxes: −$2,505
• − Insurance: −$835
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,858
• Taxable loss: −$2,711
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $760/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This property requires moderate repairs to exterior siding and paint, but is otherwise in fair condition. Painting and minor repairs would significantly enhance its curb appeal and value.

Repairs flagged

• Minor exterior siding — Light wear
• Minor exterior paint — Some discoloration

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair and paint exterior siding — Improves appearance and value
• Both repair and paint exterior paint — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light wear	Minor	$500–3,000
exterior paint · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair and paint exterior siding — Improves appearance and value ↑
• Both repair and paint exterior paint — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dalton Public Schools
• NCES district ID: 1301620
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $37,444
• Composite: 25.82/100
• National rank: #7357
• State rank: #93 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

• Census place: Dalton, GA
• 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

-4.6% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $167,000 CCARMLS
• 2026-03-31 Listed $175,000 CCARMLS