1735 Westside Cir · Dalton, GA 30740

$225,000

4 bd · 2.0 ba · 2,013 sqft · MultiFamily public records · 91 Days on market

Built 1973 0.36 ac lot $112/sqft · 37% below area Est $360k · 37% under

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Why this score? — see what drove the C 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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: 2 units. confirmed

Listing remarks MLS

1735 Westside Cir, Rocky Face, GA 30740 offers a practical duplex investment opportunity just outside Dalton. This 2,013 square foot property sits on a 0.36 acre lot and features two units. Each unit has 2 bedrooms, 1 bathroom, and a front porch. One unit has a long-term tenant in place, while the second unit has been upgraded and is vacant, providing immediate flexibility for leasing or owner use. Recent improvements include all new plumbing and a durable metal roof to help reduce maintenance concerns. Exterior features include a 2-car carport, concrete driveway, and additional parking in the rear for tenant convenience. If you've been searching for a duplex investment property in the Dalton area with income potential and room to grow, this property checks the boxes.

Key facts

• 2 car carport
• New plumbing
• Metal roof

Tags

• DUPLEX INVESTMENT OPPORTUNITY
• FRONT PORCH
• UPGRADED UNIT
• NEW PLUMBING
• METAL ROOF
• 2 CAR CARPORT

🏷️ Possibly a rental listed for sale. The $225,000 price doesn't fit this home's estimated sale value (~$359,862) 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 $225k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive. Per door: $173/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 $220k (2.2% below list).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• 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: 100 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 $2k of loan paydown is wiped out by about $7k 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 91 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $95k; list at $225k implies a 137% 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 $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $359,862
• List price: $225,000
• Delta: -37.48%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-14,436
• Equity at exit: $33,548

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $15,601
• Equity at exit: $19,454

Cash invested: $63,000 (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 30740

• Home prices YoY: -21.6%
• Active inventory: 100
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$117 /mo · $1,410/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $347

Break-even live

Break-even rent $1,761

Max offer price $225,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,200
Total (2 units)			$2,200

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-07
   statusdays on market $225,000 Pending 91 DOM
2. 2026-06-05
   days on market $225,000 Active 90 DOM
3. 2026-06-03
   days on market $225,000 Active 89 DOM
4. 2026-06-02
   days on market $225,000 Active 88 DOM
5. 2026-06-01
   days on market $225,000 Active 87 DOM
6. 2026-05-31
   days on market $225,000 Active 86 DOM
7. 2026-05-30
   days on market $225,000 Active 85 DOM
8. 2026-03-06
   listed $230,000 Active 778-char remark

   Show marketing remark (778 chars)

   1735 Westside Cir, Rocky Face, GA 30740 offers a practical duplex investment opportunity just outside Dalton. This 2,013 square foot property sits on a 0.36 acre lot and features two units. Each unit has 2 bedrooms, 1 bathroom, and a front porch. One unit has a long-term tenant in place, while the second unit has been upgraded and is vacant, providing immediate flexibility for leasing or owner use. Recent improvements include all new plumbing and a durable metal roof to help reduce maintenance concerns. Exterior features include a 2-car carport, concrete driveway, and additional parking in the rear for tenant convenience. If you've been searching for a duplex investment property in the Dalton area with income potential and room to grow, this property checks the boxes.

9. 2025-08-20
   price $199,999
10. 2025-08-20
    price $199,999
11. 2025-08-05
    status Active
12. 2025-07-31
    status Pending
13. 2025-07-10
    price $205,000
14. 2025-07-10
    price $205,000
15. 2025-04-25
    listed $220,000 Active
16. 2024-09-24
    soldstatus $95,000
17. 1996-10-01
    soldstatus $36,000

ⓘ 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: $1,410 · $117/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$660/yr (+$55/mo · 46.8%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $26,400
• − Mortgage interest: −$12,603
• − Property taxes: −$1,410
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,545
• Taxable income: $492
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $4,044/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

• City population: 80,309
• Population (ZIP): 8,159

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Slovak 3% Iranian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6% 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: ▼ -75.16%
• Current HPI: 273.0194
• Rent YoY: —
• Metro: —
• 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

+538.9% since first listed

10 events — show timeline

• 2026-03-06 Listed $230,000 CCARMLS
• 2025-08-20 Price Changed $199,999 GCAR
• 2025-08-20 Price Changed $199,999 CCARMLS
• 2025-08-05 Relisted — CCARMLS
• 2025-07-31 Pending — CCARMLS
• 2025-07-10 Price Changed $205,000 GCAR
• 2025-07-10 Price Changed $205,000 CCARMLS
• 2025-04-25 Listed $220,000 CCARMLS
• 2024-09-24 Sold (Public Records) $95,000 Public Records
• 1996-10-01 Sold (Public Records) $36,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,410 · -6.6% YoY. Source: county tax records.