2700 Lynn Dr · Dalton, GA 30721

$170,000

3 bd · 2.0 ba · 1,344 sqft · Land · 26 Days on market

Built 1978 0.48 ac lot

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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 MLS

Affordable 3BD/2BA home on great level lot near Pleasant Grove Park! This home has been updated with new flooring, its been freshly painted throughout, and the central heat/air was installed just 2 years ago! You will love the covered porch and large room addition that could make a perfect home office! There is also a storage room off the back deck! The back yard is private and the side yard is a fenced and great for pets. A level yard like this is a rare find. .. Reach out today for a private tour!

Key facts

• Covered porch
• Storage room
• Fenced side yard

Tags

• COVERED PORCH
• LARGE ROOM ADDITION
• STORAGE ROOM
• PRIVATE BACK YARD
• FENCED SIDE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $170k.

Deal economics

• At list price, monthly cash flow is $44 ($523/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 $154k (9.3% below list).
• Recommended offer: $154k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Pleasant Grove Elementary School (math 47% / reading 37%, grade F, #380 of 1,228 statewide, top 33%, 448 students, 75% FRL); New Hope Middle School (math 45% / reading 48%, grade D+, #94 of 470 statewide, top 20%, 452 students, 61% FRL); Northwest Whitfield County High School (math 29% / reading 34%, grade F, #122 of 424 statewide, top 30%, 1,219 students, 49% FRL) — zoned schools at 61% FRL track the district average.
• 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 $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 26 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $154,227 (9.3% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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?
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: 0.91% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-24,750
• Equity at exit: $25,348

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-17,884
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $44

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 92%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2025-11-05
   status Pending 507-char remark

   Show marketing remark (507 chars)

   Affordable 3BD/2BA home on great level lot near Pleasant Grove Park! This home has been updated with new flooring, its been freshly painted throughout, and the central heat/air was installed just 2 years ago! You will love the covered porch and large room addition that could make a perfect home office! There is also a storage room off the back deck! The back yard is private and the side yard is a fenced and great for pets. A level yard like this is a rare find. .. Reach out today for a private tour!

2. 2025-11-05
   status Pending

   Show marketing remark (507 chars)

   Affordable 3BD/2BA home on great level lot near Pleasant Grove Park! This home has been updated with new flooring, its been freshly painted throughout, and the central heat/air was installed just 2 years ago! You will love the covered porch and large room addition that could make a perfect home office! There is also a storage room off the back deck! The back yard is private and the side yard is a fenced and great for pets. A level yard like this is a rare find. .. Reach out today for a private tour!

3. 2025-10-24
   price $170,000

   Show marketing remark (507 chars)

   Affordable 3BD/2BA home on great level lot near Pleasant Grove Park! This home has been updated with new flooring, its been freshly painted throughout, and the central heat/air was installed just 2 years ago! You will love the covered porch and large room addition that could make a perfect home office! There is also a storage room off the back deck! The back yard is private and the side yard is a fenced and great for pets. A level yard like this is a rare find. .. Reach out today for a private tour!

4. 2025-10-24
   price $170,000 507-char remark

   Show marketing remark (507 chars)

   Affordable 3BD/2BA home on great level lot near Pleasant Grove Park! This home has been updated with new flooring, its been freshly painted throughout, and the central heat/air was installed just 2 years ago! You will love the covered porch and large room addition that could make a perfect home office! There is also a storage room off the back deck! The back yard is private and the side yard is a fenced and great for pets. A level yard like this is a rare find. .. Reach out today for a private tour!

5. 2025-10-10
   listed $180,000 Active 507-char remark

   Show marketing remark (507 chars)

   Affordable 3BD/2BA home on great level lot near Pleasant Grove Park! This home has been updated with new flooring, its been freshly painted throughout, and the central heat/air was installed just 2 years ago! You will love the covered porch and large room addition that could make a perfect home office! There is also a storage room off the back deck! The back yard is private and the side yard is a fenced and great for pets. A level yard like this is a rare find. .. Reach out today for a private tour!

6. 2025-10-10
   listed $180,000 Active

   Show marketing remark (507 chars)

   Affordable 3BD/2BA home on great level lot near Pleasant Grove Park! This home has been updated with new flooring, its been freshly painted throughout, and the central heat/air was installed just 2 years ago! You will love the covered porch and large room addition that could make a perfect home office! There is also a storage room off the back deck! The back yard is private and the side yard is a fenced and great for pets. A level yard like this is a rare find. .. Reach out today for a private tour!

7. 2022-08-05
   listed $149,000
8. 2022-06-29
   soldstatus $145,000
9. 2022-06-29
   soldstatus $145,000
10. 2022-05-03
    listed $149,000

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,507
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$4,945
• Taxable loss: −$2,322
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $1,080/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

+14.1% since first listed

10 events — show timeline

• 2025-11-05 Pending — CCARMLS
• 2025-11-05 Pending — GCAR
• 2025-10-24 Price Changed $170,000 GCAR
• 2025-10-24 Price Changed $170,000 CCARMLS
• 2025-10-10 Listed $180,000 CCARMLS
• 2025-10-10 Listed $180,000 GCAR
• 2022-08-05 Listed $149,000 RCAOR
• 2022-06-29 Sold (MLS) $145,000 CCARMLS
• 2022-06-29 Sold (MLS) $145,000 RCAOR
• 2022-05-03 Listed $149,000 CCARMLS