112 Gillespie Dr · Dalton, GA 30721

$328,000

3 bd · 3.0 ba · 1,904 sqft · MultiFamily public records · 21 Days on market

Built 1993 0.50 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

PRIME INVESTMENT & OPPORTUNITY!! Great TRIPLEX of 1 Bedroom 1 Bath units on large level 1/2 acre lot located within minutes of schools, shopping & entertainment! All the units share a wonderful covered front porch but have individual decks out back. The units are spacious and well maintained with generous sized kitchen/breakfast nook/living room and just off the large bedroom is a combo walk-in closet/laundry room. All units are rented with long term tenants all under lease for a total rental income of $1245/per month. Owner currently provides water, pest control, termite protection, shared dumpster & seasonal lawn service. The owners have just leveled and cleared away a ruined structure from the back of the property leaving a large concrete pad primed and ready for the new owner to build as they choose with plenty of parking. It's a blank slate prime for a new owner to seize this fantastic opportunity!! NO interior showings until UNDER CONTRACT and in due diligence period. DO NOT DISTURB TENANTS!! Call Listing Agent for more details. Listing agent is co-owner. Buyer to verify sq. ft & schools

Key facts

• Laundry room
• 0.5 acre lot
• 6 parking spots

Tags

• LAUNDRY ROOM
• SHORT DISTANCE FROM THE MALL
• A/C UNITS UNDER 5 YEARS OLD
• ROOF UNDER 5 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $328k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive. Per door: $137/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 $310k (5.4% below list).
• Recommended offer: $310k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 384 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).
• At $3,103/mo this rent would consume 60% 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 $2k of loan paydown is wiped out by about $10k 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 21 days — a 2% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $155k; list at $328k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $310,300 (5.4% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.8

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-27,031
• Equity at exit: $48,906

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $9,837
• Equity at exit: $28,359

Cash invested: $91,840 (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: 26.4×

Monthly cashflow live

• Estimated rent: $3,103 medium
• Mortgage (P&I): −$1,720
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $412

Break-even live

Break-even rent $2,582

Max offer price $328,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,102
Total (3 units)			$3,103

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: $82,000
• Closing costs: $9,840
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 Coker Dr Dalton, GA	4.0	2.0	1950	$2,500	$1.28	44d	1	1.04mi

Listing history 22 events

1. 2026-06-19
   days on market $328,000 Active 21 DOM
2. 2026-06-18
   days on market $328,000 Active 20 DOM
3. 2026-06-17
   days on market $328,000 Active 19 DOM
4. 2026-06-16
   days on market $328,000 Active 18 DOM
5. 2026-06-15
   days on market $328,000 Active 17 DOM
6. 2026-06-14
   days on market $328,000 Active 15 DOM
7. 2026-06-13
   days on market $328,000 Active 14 DOM
8. 2026-06-10
   days on market $328,000 Active 12 DOM
9. 2026-06-09
   days on market $328,000 Active 11 DOM
10. 2026-06-08
    days on market $328,000 Active 10 DOM
11. 2026-06-07
    days on market $328,000 Active 9 DOM
12. 2026-06-05
    days on market $328,000 Active 6 DOM
13. 2026-06-03
    days on market $328,000 Active 5 DOM
14. 2026-06-02
    days on market $328,000 Active 4 DOM
15. 2026-06-01
    days on market $328,000 Active 3 DOM
16. 2026-05-31
    days on market $328,000 Active 2 DOM
17. 2026-03-28
    status Pending
18. 2026-03-17
    listed $328,000 Active
19. 2020-04-30
    soldstatus $155,000
20. 2020-04-24
    soldstatus $155,000 1136-char remark

    Show marketing remark (1136 chars)

    PRIME INVESTMENT & OPPORTUNITY!! Great TRIPLEX of 1 Bedroom 1 Bath units on large level 1/2 acre lot located within minutes of schools, shopping & entertainment! All the units share a wonderful covered front porch but have individual decks out back. The units are spacious and well maintained with generous sized kitchen/breakfast nook/living room and just off the large bedroom is a combo walk-in closet/laundry room. All units are rented with long term tenants all under lease for a total rental income of $1245/per month. Owner currently provides water, pest control, termite protection, shared dumpster & seasonal lawn service. The owners have just leveled and cleared away a ruined structure from the back of the property leaving a large concrete pad primed and ready for the new owner to build as they choose with plenty of parking. It's a blank slate prime for a new owner to seize this fantastic opportunity!! NO interior showings until UNDER CONTRACT and in due diligence period. DO NOT DISTURB TENANTS!! Call Listing Agent for more details. Listing agent is co-owner. Buyer to verify sq. ft & schools

21. 2020-04-24
    soldstatus $155,000

    Show marketing remark (1136 chars)

    PRIME INVESTMENT & OPPORTUNITY!! Great TRIPLEX of 1 Bedroom 1 Bath units on large level 1/2 acre lot located within minutes of schools, shopping & entertainment! All the units share a wonderful covered front porch but have individual decks out back. The units are spacious and well maintained with generous sized kitchen/breakfast nook/living room and just off the large bedroom is a combo walk-in closet/laundry room. All units are rented with long term tenants all under lease for a total rental income of $1245/per month. Owner currently provides water, pest control, termite protection, shared dumpster & seasonal lawn service. The owners have just leveled and cleared away a ruined structure from the back of the property leaving a large concrete pad primed and ready for the new owner to build as they choose with plenty of parking. It's a blank slate prime for a new owner to seize this fantastic opportunity!! NO interior showings until UNDER CONTRACT and in due diligence period. DO NOT DISTURB TENANTS!! Call Listing Agent for more details. Listing agent is co-owner. Buyer to verify sq. ft & schools

22. 2018-09-28
    soldstatus $70,000

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $3,018 · $251/mo
• Expected delta: +$821/yr (+$68/mo · 37.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,236
• − Mortgage interest: −$18,373
• − Property taxes: −$2,197
• − Insurance: −$1,640
• − Repairs & maintenance: −$2,979
• − Management: −$2,979
• − Depreciation: −$9,542
• Taxable loss: −$474
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $5,052/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

+368.6% since first listed

6 events — show timeline

• 2026-03-28 Pending — CCARMLS
• 2026-03-17 Listed $328,000 CCARMLS
• 2020-04-30 Sold (Public Records) $155,000 Public Records
• 2020-04-24 Sold (MLS) $155,000 REALTRACS as Distributed by MLS Grid
• 2020-04-24 Sold (MLS) $155,000 GCAR
• 2018-09-28 Sold (Public Records) $70,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,197 · +23.4% YoY. Source: county tax records.