200 England Drive Dr · Dalton, GA 30740

$1,000

8 bd · 4.0 ba · 4,650 sqft · Other public records · 38 Days on market

0.53 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 +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
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AVAILABLE FOR ONE YEAR LEASE ! ONE LEVEL APARTMENT IN CONVENIENT ROCKY FACE LOCATION - APPROXIMATELY 1162 SQ FT WITH SPACIOUS ROOMS - 2 BEDROOM, 1 BATH, KITCHEN, LARGE LIVING ROOM, WITH NICE SIZE LAUNDRY ROOM, SIT ON THE LARGE DECK AND RELAX! 1 YEAR LEASE, $1000 PER MONTH, $1000 SECURITY DEPOSIT, WITH APPROVED APPLICATION(S), $60 APPLICATION FEE FOR EACH ADULT TO LIVE AT THE PROPERTY. NO PETS. - WATER AND ACCESS TO DUMPSTER IS INCLUDED, TENANT PAYS ELECTRICITY AND IS REQUIRED TO CHANGE THE POWER INTO THEIR NAME BEFORE GETTING POSSESSION OF PROPERTY. -THIS IS A UPPER UNIT OF QUADPLEX - 2 UPPER - 2 LOWER UNITS. * SIGN IN WINDOW OF AVAILABLE APARTMENT. * THIS UNIT HAS ALL NEW FLOORING AND

Key facts

• Large deck
• Fresh paint
• New flooring

Tags

• ONE LEVEL APARTMENT
• LARGE DECK
• NEW FLOORING
• FRESH PAINT

Property features AI

Exterior

• Parking: Concrete parking; Gravel parking
• Utilities: Public water; Septic sewer
• Home design: Residential income property (quadruplex); Single-story
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Ceramic tile; Hardwood; Vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Dishwasher; Refrigerator; Electric water heater
• Laundry & utility: Dedicated laundry room

🏷️ Possibly a rental listed for sale. The $1,000 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath other listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Recommended offer: $970 (3.0% below list) — sets the bar for market timing.
• Cap rate 1608.7% 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: Westside Elementary School (math 53% / reading 43%, grade D, #289 of 1,228 statewide, top 24%, 556 students, 56% FRL); Westside Middle School (math 46% / reading 51%, grade C-, #75 of 470 statewide, top 17%, 392 students, 59% FRL); Northwest Whitfield County High School (math 29% / reading 34%, grade F, #122 of 424 statewide, top 30%, 1,219 students, 49% FRL).
• 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 $7 of loan paydown is wiped out by about $30 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 $280 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($970) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $970 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 169.90% ✓
• Cap rate: 1608.67%
• Cash-on-cash: 5722.78%
• DSCR: 255.63
• GRM: 0.0

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: —
• Equity multiple: 304.25×
• Total profit: $84,911
• Equity at exit: $149

10-year hold

• IRR: —
• Equity multiple: 656.55×
• Total profit: $183,554
• Equity at exit: $86

Cash invested: $280 (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

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $15/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $1,335

Break-even live

Break-even rent $9

Max offer price $1,000

Occupancy floor 16%

Sensitivity live

Price	-10% $1,336	-5% $1,336	+0% $1,335	+5% $1,335	+10% $1,335
Rent	-10% $1,201	-5% $1,268	+0% $1,335	+5% $1,402	+10% $1,470
Rate	-1.0pp $1,336	-0.5pp $1,336	base $1,335	+0.5pp $1,335	+1.0pp $1,335

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: $250
• Closing costs: $30
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $1,000 Active 38 DOM
2. 2026-06-18
   days on market $1,000 Active 37 DOM
3. 2026-06-17
   days on market $1,000 Active 36 DOM
4. 2026-06-16
   days on market $1,000 Active 35 DOM
5. 2026-06-15
   days on market $1,000 Active 34 DOM
6. 2026-06-14
   days on market $1,000 Active 32 DOM
7. 2026-06-13
   days on market $1,000 Active 31 DOM
8. 2026-06-10
   days on market $1,000 Active 29 DOM
9. 2026-06-09
   days on market $1,000 Active 28 DOM
10. 2026-06-08
    days on market $1,000 Active 27 DOM
11. 2026-06-07
    days on market $1,000 Active 26 DOM
12. 2026-06-05
    days on market $1,000 Active 23 DOM
13. 2026-06-03
    days on market $1,000 Active 22 DOM
14. 2026-06-02
    days on market $1,000 Active 21 DOM
15. 2026-06-01
    days on market $1,000 Active 20 DOM
16. 2026-05-31
    days on market $1,000 Active 19 DOM
17. 2026-05-30
    days on market $1,000 Active 18 DOM
18. 2026-05-12
    listed $1,000 Active 720-char remark
19. 2026-02-05
    price $1,000
20. 2025-10-10
    listed $1,100 Active
21. 2024-04-23
    listed $1,040 Active
22. 2018-07-23
    soldstatus $140,000
23. 2014-08-21
    soldstatus $25,000
24. 2001-12-20
    soldstatus $180,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 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: $20,388
• − Mortgage interest: −$56
• − Property taxes: −$15
• − Insurance: −$5
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$29
• Taxable income: $17,021
• Est. tax owed @ 24.0%: −$4,085
• After-tax cash flow: $11,939/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

-99.4% since first listed

7 events — show timeline

• 2026-05-12 Listed $1,000 CCARMLS
• 2026-02-05 Price Changed $1,000 CCARMLS
• 2025-10-10 Listed $1,100 CCARMLS
• 2024-04-23 Listed $1,040 CCARMLS
• 2018-07-23 Sold (Public Records) $140,000 Public Records
• 2014-08-21 Sold (Public Records) $25,000 Public Records
• 2001-12-20 Sold (Public Records) $180,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $3,691 · +30.2% YoY. Source: county tax records.