1222 Beaverdale Cutoff · Varnell, GA 30721

$765,000

15 bd · 3.0 ba · 1,456 sqft · MultiFamily public records · 15 Days on market

Built 1990 9.98 ac lot ↓ 6% since listing

---

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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• 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: 5 units. estimate disagrees with records

Listing remarks MLS

Investor's Special! 4 Duplexes, 1 mobile home lots on 9.98 acres.

Key facts

• 9.98 acre lot
• Built 1990
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/?-bath units multifamily listed at $765k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive. Per door: $69/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $680k (11.2% below list).
• Recommended offer: $680k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.5% in Varnell — 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 64/100 on livability (#276 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: 384 active listings in the ZIP; 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).
• At $6,797/mo this rent would consume 131% of the median local household income ($62k/yr) (locally 1156% 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 $5k of loan paydown is wiped out by about $23k 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 15 days — a 2% lower offer ($754k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $85k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $679,700 (11.2% below list)

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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.89% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.4

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-102,114
• Equity at exit: $114,064

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-60,945
• Equity at exit: $66,143

Cash invested: $214,200 (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: 46.9×

Monthly cashflow live

• Estimated rent: $6,797 medium
• Mortgage (P&I): −$4,012
• Tax from tax record: −$629 /mo · $7,545/yr
• Insurance: −$319
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,427
• Net cashflow: $344

Break-even live

Break-even rent $6,362

Max offer price $765,000

Occupancy floor 90%

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	—	$6,795
Total (5 units)			$6,797

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: $191,250
• Closing costs: $22,950
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $765,000 Active 15 DOM
2. 2026-06-18
   days on market $765,000 Active 14 DOM
3. 2026-06-17
   days on market $765,000 Active 13 DOM
4. 2026-06-16
   days on market $765,000 Active 12 DOM
5. 2026-06-15
   days on market $765,000 Active 11 DOM
6. 2026-06-14
   days on market $765,000 Active 9 DOM
7. 2026-06-13
   days on market $765,000 Active 8 DOM
8. 2026-06-10
   days on market $765,000 Active 6 DOM
9. 2026-06-09
   days on market $765,000 Active 5 DOM
10. 2026-06-08
    days on market $765,000 Active 4 DOM
11. 2026-06-07
    days on market $765,000 Active 3 DOM
12. 2026-06-05
    pricedays on marketlisting id $765,000 Active 1 DOM
13. 2026-06-03
    days on market $795,000 Active 276 DOM
14. 2026-06-02
    days on market $795,000 Active 275 DOM
15. 2026-06-01
    days on market $795,000 Active 274 DOM
16. 2026-05-31
    days on market $795,000 Active 273 DOM
17. 2026-05-30
    days on market $795,000 Active 272 DOM
18. 2026-01-12
    status Active 65-char remark

    Show marketing remark (65 chars)

    Investor's Special! 4 Duplexes, 1 mobile home lots on 9.98 acres.

19. 2026-01-12
    price $795,000 65-char remark

    Show marketing remark (65 chars)

    Investor's Special! 4 Duplexes, 1 mobile home lots on 9.98 acres.

20. 2025-10-27
    price $798,900 65-char remark

    Show marketing remark (65 chars)

    Investor's Special! 4 Duplexes, 1 mobile home lots on 9.98 acres.

21. 2025-10-13
    price $825,000 65-char remark

    Show marketing remark (65 chars)

    Investor's Special! 4 Duplexes, 1 mobile home lots on 9.98 acres.

22. 2025-08-28
    listed $850,000 Active 65-char remark

    Show marketing remark (65 chars)

    Investor's Special! 4 Duplexes, 1 mobile home lots on 9.98 acres.

23. 2025-07-21
    status Pending
24. 2025-07-14
    listed $850,000 Active

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $7,545 · $629/mo
• Projected year-2 tax: $7,545 · $629/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,564
• − Mortgage interest: −$42,852
• − Property taxes: −$7,545
• − Insurance: −$4,622
• − Repairs & maintenance: −$6,525
• − Management: −$6,525
• − Depreciation: −$22,255
• Taxable loss: −$8,760
• Est. tax savings @ 24.0%: +$2,102
• After-tax cash flow: $6,230/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 — Varnell

• Score: 64/100
• State rank: #276
• US rank: #14823

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C 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: 3
• 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

-6.5% since first listed

7 events — show timeline

• 2026-01-12 Relisted — CCARMLS
• 2026-01-12 Price Changed $795,000 CCARMLS
• 2025-10-27 Price Changed $798,900 CCARMLS
• 2025-10-13 Price Changed $825,000 CCARMLS
• 2025-08-28 Listed $850,000 CCARMLS
• 2025-07-21 Pending — CCARMLS
• 2025-07-14 Listed $850,000 CCARMLS

Property tax history

+10.0%/yr

Latest (2025): $7,545 · +56.4% YoY. Source: county tax records.