303 Smith Street St · Dalton, GA 30720

$1,250

4 bd · 2.0 ba · 1,626 sqft · MultiFamily public records · 11 Days on market

Built 1959 0.26 ac lot $1/sqft · 99% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Completely Renovated Duplex in the Heart of Dalton! Beautifully updated 2 bed, 1 bath duplex located in Dalton's historic district. This move-in ready unit features brand-new flooring, fresh paint, updated fixtures, and a modern kitchen with stainless appliances. Enjoy the convenience of being within walking distance to downtown Dalton, shopping, dining, and local amenities. Each unit offers its own private driveway and dedicated parking for added convenience.

Key facts

• Quiet street
• Renovated duplex
• Private driveway

Tags

• RENOVATED DUPLEX
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE DRIVEWAY
• DEDICATED PARKING
• QUIET STREET

🏷️ Possibly a rental listed for sale. The $1,250 price doesn't fit this home's estimated sale value (~$193,265) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $1k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $1k).
• Cap rate 2458.2% 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, schools F, amenities 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.
• Market conditions: Rents rising (+1.8%/yr); 194 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).
• At $3,244/mo this rent would consume 56% of the median local household income ($69k/yr) (locally 821% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8 of loan paydown is wiped out by about $38 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $350 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $100 (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,250

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 259.52% ✓
• Cap rate: 2458.25%
• Cash-on-cash: 8756.99%
• DSCR: 390.64
• GRM: 0.0

CMA / ARV

• ARV (median comp): $193,265
• List price: $1,250
• Delta: -99.33%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Crawford Street St	0.46mi	4/2.0	1,472 (-10%)	0mo	$294,000	$200	63

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: —
• Equity multiple: 454.37×
• Total profit: $158,681
• Equity at exit: $186

10-year hold

• IRR: —
• Equity multiple: 950.90×
• Total profit: $332,464
• Equity at exit: $108

Cash invested: $350 (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: 194
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,244 high
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $19/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $2,554

Break-even live

Break-even rent $11

Max offer price $1,250

Occupancy floor 16%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,244
Total (2 units)			$3,244

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: $312
• Closing costs: $38
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Sierra Pl #25 Dalton, GA	3.0	2.0	1500	$1,500	$1.00	43d	1	0.64mi
1809 Shadow Ln Dalton, GA	1.0–3.0	1.0–2.0	1135	$1,425	$1.26	13d	19	1.32mi
1912 Heathcliff Dr Dalton, GA	1.0–3.0	1.0–2.5	1065	$1,470	$1.38	13d	14	1.49mi

Listing history 18 events

1. 2026-06-19
   days on market $1,250 Active 11 DOM
2. 2026-06-18
   days on market $1,250 Active 10 DOM
3. 2026-06-17
   days on market $1,250 Active 9 DOM
4. 2026-06-16
   days on market $1,250 Active 8 DOM
5. 2026-06-15
   days on market $1,250 Active 7 DOM
6. 2026-06-14
   days on market $1,250 Active 5 DOM
7. 2026-06-13
   days on market $1,250 Active 4 DOM
8. 2026-06-10
   days on market $1,250 Active 2 DOM
9. 2026-06-09
   remarks 613-char remark
10. 2026-06-09
    pricedays on marketlisting id $1,250 Active 1 DOM
11. 2026-03-12
    price $1,300 464-char remark

    Show marketing remark (464 chars)

    Completely Renovated Duplex in the Heart of Dalton! Beautifully updated 2 bed, 1 bath duplex located in Dalton's historic district. This move-in ready unit features brand-new flooring, fresh paint, updated fixtures, and a modern kitchen with stainless appliances. Enjoy the convenience of being within walking distance to downtown Dalton, shopping, dining, and local amenities. Each unit offers its own private driveway and dedicated parking for added convenience.

12. 2026-02-16
    listed $1,350 Active 464-char remark

    Show marketing remark (464 chars)

    Completely Renovated Duplex in the Heart of Dalton! Beautifully updated 2 bed, 1 bath duplex located in Dalton's historic district. This move-in ready unit features brand-new flooring, fresh paint, updated fixtures, and a modern kitchen with stainless appliances. Enjoy the convenience of being within walking distance to downtown Dalton, shopping, dining, and local amenities. Each unit offers its own private driveway and dedicated parking for added convenience.

13. 2025-10-08
    soldstatus $180,000 Closed 218-char remark

    Show marketing remark (218 chars)

    Duplex in Prime Dalton Location. Property includes two units, each with 2 bedrooms and 1 bathroom. Located directly behind The Dalton by Alta Apartments, with convenient access to shopping, dining, and downtown Dalton.

14. 2025-09-04
    status Pending 218-char remark

    Show marketing remark (218 chars)

    Duplex in Prime Dalton Location. Property includes two units, each with 2 bedrooms and 1 bathroom. Located directly behind The Dalton by Alta Apartments, with convenient access to shopping, dining, and downtown Dalton.

15. 2025-09-03
    listed $130,000 Active 218-char remark

    Show marketing remark (218 chars)

    Duplex in Prime Dalton Location. Property includes two units, each with 2 bedrooms and 1 bathroom. Located directly behind The Dalton by Alta Apartments, with convenient access to shopping, dining, and downtown Dalton.

16. 2014-06-04
    soldstatus $68,000
17. 2014-05-30
    soldstatus $68,000
18. 2014-03-31
    listed $79,500

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $38,928
• − Mortgage interest: −$70
• − Property taxes: −$19
• − Insurance: −$6
• − Repairs & maintenance: −$3,114
• − Management: −$3,114
• − Depreciation: −$36
• Taxable income: $32,568
• Est. tax owed @ 24.0%: −$7,816
• After-tax cash flow: $22,833/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: 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

-98.4% since first listed

8 events — show timeline

• 2026-03-12 Price Changed $1,300 CCARMLS
• 2026-02-16 Listed $1,350 CCARMLS
• 2025-10-08 Sold (MLS) $180,000 CCARMLS
• 2025-09-04 Pending — CCARMLS
• 2025-09-03 Listed $130,000 CCARMLS
• 2014-06-04 Sold (Public Records) $68,000 Public Records
• 2014-05-30 Sold (MLS) $68,000 CCARMLS
• 2014-03-31 Listed $79,500 CCARMLS

Property tax history

+7.1%/yr

Latest (2025): $2,020 · -6.4% YoY. Source: county tax records.