301B Fields Avenue Ave · Dalton, GA 30721

$100,000

4 bd · 2.0 ba · 1,144 sqft · MultiFamily · 330 Days on market

Built 1959 Poor condition 6,098 sqft lot $87/sqft · 59% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Condition / age +1.0/5.0
• 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

Investor special! Duplex 2 Bed 1 Bath on each side. Call today to schedule your showing!

Key facts

• 6,098 sq ft lot
• Built 1959
• Listed 329 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $637/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 3.6% 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: Blue Ridge Elementary School (math 19% / reading 22%, grade F, #860 of 1,228 statewide, top 70%, 642 students, 87% 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) — zoned schools at 71% FRL track the district average.
• Zoned-school proficiency averages 18% at this address vs 31% district-wide (-13 pts) — the specific schools serving this property underperform the Dalton Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 467 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 $691 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.49% ✓
• Cap rate: 21.59%
• Cash-on-cash: 54.62%
• DSCR: 3.43
• GRM: 3.3

CMA / ARV

• ARV (median comp): $245,000
• List price: $100,000
• Delta: -59.18%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1133 Orman Street St	0.32mi	3/2.0 (-1)	1,000 (-13%)	4mo	$230,000	$230	56
1302 Jackson Road Rd	1.34mi	3/2.0 (-1)	1,128 (-1%)	3mo	$213,100	$189	56
938 Avenue E	0.85mi	3/2.0 (-1)	1,200 (+5%)	0mo	$239,900	$200	52
Lot 5 Avenue E	0.72mi	3/2.0 (-1)	1,200 (+5%)	5mo	$239,000	$199	50
916 Avenue E	0.72mi	3/2.0 (-1)	1,200 (+5%)	5mo	$238,500	$199	49
6 Avenue E	0.74mi	3/2.0 (-1)	1,200 (+5%)	4mo	$238,000	$198	49
Lot 6 Avenue E	0.76mi	3/2.0 (-1)	1,200 (+5%)	4mo	$238,000	$198	48
5 Avenue E	0.76mi	3/2.0 (-1)	1,200 (+5%)	5mo	$239,000	$199	48
171 Keith St	0.82mi	3/1.0 (-1)	1,053 (-8%)	2mo	$189,000	$179	41
264 Richardson Drive Dr	1.28mi	3/2.0 (-1)	1,265 (+11%)	3mo	$245,000	$194	40
258 Richardson Drive Dr	1.28mi	3/2.0 (-1)	1,265 (+11%)	4mo	$252,500	$200	39
810 Battlecreek Drive Crk	0.80mi	3/2.0 (-1)	1,334 (+17%)	2mo	$260,000	$195	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.8%
• Equity multiple: 3.32×
• Total profit: $65,003
• Equity at exit: $14,910

10-year hold

• IRR: 58.1%
• Equity multiple: 6.76×
• Total profit: $161,275
• Equity at exit: $8,646

Cash invested: $28,000 (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: 467
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,488 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $1,274

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,488
Total (2 units)			$2,488

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,344	-5% $1,309	+0% $1,274	+5% $1,240	+10% $1,205
Rent	-10% $1,078	-5% $1,176	+0% $1,274	+5% $1,373	+10% $1,471
Rate	-1.0pp $1,325	-0.5pp $1,300	base $1,274	+0.5pp $1,249	+1.0pp $1,222

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 Burgess Dr Dalton, GA	2.0	1.0	742	$999	$1.35	93d	1	0.64mi
1135 Veterans Dr Unit A Dalton, GA	2.0	1.0	1584	$1,250	$0.79	93d	1	1.09mi
501 W Waugh St Dalton, GA	1.0–2.0	1.0–2.0	810	$1,892	$2.33	63d	30	1.17mi
712 W Tyler St Dalton, GA	1.0	1.0	500	$750	$1.50	93d	1	1.40mi

Listing history 50 events

1. 2026-08-08
   days on market $100,000 Active 330 DOM
2. 2026-08-07
   days on market $100,000 Active 329 DOM
3. 2026-08-06
   days on market $100,000 Active 328 DOM
4. 2026-08-05
   days on market $100,000 Active 327 DOM
5. 2026-08-04
   days on market $100,000 Active 326 DOM
6. 2026-08-03
   days on market $100,000 Active 325 DOM
7. 2026-07-31
   days on market $100,000 Active 322 DOM
8. 2026-07-30
   days on market $100,000 Active 321 DOM
9. 2026-07-29
   days on market $100,000 Active 320 DOM
10. 2026-07-27
    days on market $100,000 Active 318 DOM
11. 2026-07-25
    days on market $100,000 Active 316 DOM
12. 2026-07-24
    days on market $100,000 Active 315 DOM
13. 2026-07-23
    days on market $100,000 Active 314 DOM
14. 2026-07-22
    days on market $100,000 Active 313 DOM
15. 2026-07-21
    days on market $100,000 Active 312 DOM
16. 2026-07-18
    days on market $100,000 Active 309 DOM
17. 2026-07-16
    days on market $100,000 Active 307 DOM
18. 2026-07-16
    days on market $100,000 Active 306 DOM
19. 2026-07-14
    days on market $100,000 Active 305 DOM
20. 2026-07-13
    days on market $100,000 Active 304 DOM
21. 2026-07-12
    days on market $100,000 Active 303 DOM
22. 2026-07-11
    days on market $100,000 Active 302 DOM
23. 2026-07-10
    days on market $100,000 Active 301 DOM
24. 2026-07-09
    days on market $100,000 Active 300 DOM
25. 2026-07-08
    days on market $100,000 Active 299 DOM
26. 2026-07-07
    days on market $100,000 Active 298 DOM
27. 2026-07-06
    days on market $100,000 Active 297 DOM
28. 2026-07-05
    days on market $100,000 Active 296 DOM
29. 2026-07-04
    days on market $100,000 Active 295 DOM
30. 2026-07-03
    days on market $100,000 Active 294 DOM
31. 2026-07-02
    days on market $100,000 Active 293 DOM
32. 2026-07-01
    days on market $100,000 Active 292 DOM
33. 2026-06-30
    days on market $100,000 Active 291 DOM
34. 2026-06-29
    days on market $100,000 Active 290 DOM
35. 2026-06-28
    days on market $100,000 Active 289 DOM
36. 2026-06-28
    days on market $100,000 Active 288 DOM
37. 2026-06-27
    days on market $100,000 Active 287 DOM
38. 2026-06-26
    days on market $100,000 Active 286 DOM
39. 2026-06-23
    days on market $100,000 Active 283 DOM
40. 2026-06-21
    days on market $100,000 Active 282 DOM
41. 2026-06-19
    days on market $100,000 Active 280 DOM
42. 2026-06-18
    days on market $100,000 Active 279 DOM
43. 2026-06-17
    days on market $100,000 Active 278 DOM
44. 2026-06-16
    days on market $100,000 Active 277 DOM
45. 2026-06-15
    days on market $100,000 Active 276 DOM
46. 2026-06-14
    days on market $100,000 Active 274 DOM
47. 2026-06-13
    days on market $100,000 Active 273 DOM
48. 2026-06-10
    days on market $100,000 Active 271 DOM
49. 2026-06-09
    days on market $100,000 Active 270 DOM
50. 2026-06-08
    days on market $100,000 Active 269 DOM

ⓘ 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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,856
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$2,909
• Taxable income: $14,568
• Est. tax owed @ 24.0%: −$3,496
• After-tax cash flow: $11,797/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 · 12 photos

Poor 20/100 Extensive rehab Est. rehab $57,200–$102,960 screening

This multi-family property requires extensive renovations to bring it up to modern standards and improve its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Exposed plumbing and unfinished state
• Major Bathroom fixtures — Dirty and outdated
• Major Roof — Visible damage
• Major Exterior siding — Peeling paint
• Major Flooring — Dirty and worn-out carpet
• Major Interior walls/paint — Dirty and peeling paint
• Major HVAC/mechanicals — Exposed ductwork and old appliances
• Major Landscaping — Overgrown vegetation and unkempt yard

Value-add opportunities

• Both Kitchen renovation — Modern kitchen with updated appliances ↑
• Both Bathroom renovation — New fixtures and paint ↑
• Both Roof replacement — Improved curb appeal and functionality ↑
• Both Exterior siding repair — Enhanced curb appeal and energy efficiency ↑
• Both Flooring replacement — Modern flooring and improved aesthetics ↑
• Both Interior painting — Fresh paint and improved aesthetics ↑
• Both HVAC system replacement — Improved comfort and energy efficiency ↑
• Both Landscaping and yard maintenance — Enhanced curb appeal and improved property value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Blue Ridge Elementary School F GA #860/1,228 Nat'l #33,158/41,679 High Dalton High School F GA #294/424 Nat'l #15,263/17,239

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

C Composite livability gradescore 67/100

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 · 107,770 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: 14% of renters

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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%

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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%

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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

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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

+0.0% since first listed

7 events — show timeline

• 2026-03-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-26 Relisted — CCARMLS
• 2025-09-26 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-09-05 Pending — CCARMLS
• 2025-09-05 Pending — REALTRACS as Distributed by MLS Grid
• 2025-08-26 Listed $100,000 REALTRACS as Distributed by MLS Grid
• 2025-08-22 Listed $100,000 CCARMLS