902 Cascade Drive Dr #5 · Dalton, GA 30720

$165,000

3 bd · 2.0 ba · 1,215 sqft · Condo public records · 37 Days on market

Built 1985 $175/mo HOA · 12% of rent

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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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 2-bathroom condo perfectly situated near hospitals, parks, and downtown Dalton, and shopping—everything you need is just minutes away! It is zoned for the desirable Dalton school district, and you can enjoy the summer months by the pool. Inside, you will find a bright and open layout with durable ceramic tile flooring throughout the main level, offering easy maintenance and a modern touch. There's plenty of space whether you're looking for a comfortable home or a smart investment.

Key facts

• Near hospitals
• Near downtown dalton
• Near shopping

Tags

• NEAR HOSPITALS
• NEAR PARKS
• NEAR DOWNTOWN DALTON
• NEAR SHOPPING
• BRIGHT AND OPEN LAYOUT
• CERAMIC TILE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (9.1% below list).
• Recommended offer: $143k (13.2% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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.
• 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.
• Market conditions: Rents rising (+1.8%/yr); 194 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 37 days — a 3% lower offer ($160k) 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 $88k; list at $165k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood 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 $143,175 (13.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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: 0.91% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.22×
• Total profit: $-36,254
• Equity at exit: $24,602

10-year hold

• IRR: -21.5%
• Equity multiple: -0.05×
• Total profit: $-48,299
• Equity at exit: $14,266

Cash invested: $46,200 (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 30720

• Rents YoY: 1.8%
• Active inventory: 194
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$865
• Tax from tax record: −$133 /mo · $1,590/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$175
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-124

Break-even live

Break-even rent $1,656

Max offer price $143,175

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Sierra Pl #25 Dalton, GA	3.0	2.0	1500	$1,500	$1.00	44d	1	0.05mi
501 W Waugh St Dalton, GA	1.0–2.0	1.0–2.0	810	$1,892	$2.33	14d	30	0.67mi
1809 Shadow Ln Dalton, GA	1.0–3.0	1.0–2.0	1135	$1,425	$1.26	14d	19	0.83mi
1309 Moice Dr Unit D Dalton, GA	2.0	2.0	1320	$1,350	$1.02	44d	1	0.93mi
1309 Moice Dr Dalton, GA	2.0	2.5	1320	$1,350	$1.02	44d	1	0.93mi
1912 Heathcliff Dr Unit 1915-21 Dalton, GA	2.0	1.5	1200	$1,199	$1.00	44d	1	1.04mi
1912 Heathcliff Dr Unit 702-04 Dalton, GA	2.0	1.5	1200	$1,250	$1.04	44d	1	1.04mi
1912 Heathcliff Dr Dalton, GA	1.0–3.0	1.0–2.5	1065	$1,470	$1.38	14d	14	1.04mi
1806 Bridgewater Pl Dalton, GA	2.0	2.0	1150	$1,050	$0.91	44d	1	1.12mi
1219 W Emery St Dalton, GA	1.0–2.0	1.0	900	$1,149	$1.28	14d	4	1.17mi
804 N Tibbs Rd Dalton, GA	1.0–3.0	1.5–2.0	990	$1,275	$1.29	14d	7	1.19mi

HOA detail condo

• Monthly dues: $175 · $2,100/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-07
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Welcome to this well-maintained 3-bedroom, 2-bathroom condo perfectly situated near hospitals, parks, and downtown Dalton, and shopping—everything you need is just minutes away! It is zoned for the desirable Dalton school district, and you can enjoy the summer months by the pool. Inside, you will find a bright and open layout with durable ceramic tile flooring throughout the main level, offering easy maintenance and a modern touch. There's plenty of space whether you're looking for a comfortable home or a smart investment.

2. 2026-03-31
   listed $165,000 Active 535-char remark

   Show marketing remark (535 chars)

   Welcome to this well-maintained 3-bedroom, 2-bathroom condo perfectly situated near hospitals, parks, and downtown Dalton, and shopping—everything you need is just minutes away! It is zoned for the desirable Dalton school district, and you can enjoy the summer months by the pool. Inside, you will find a bright and open layout with durable ceramic tile flooring throughout the main level, offering easy maintenance and a modern touch. There's plenty of space whether you're looking for a comfortable home or a smart investment.

3. 2026-03-14
   price $170,000
4. 2026-01-08
   listed $175,000 Active
5. 2025-11-14
   price $180,000
6. 2025-06-17
   listed $185,000 Active
7. 2007-05-02
   soldstatus $88,000

ⓘ 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: $1,590 · $133/mo
• Projected year-2 tax: $1,590 · $133/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,992
• − Mortgage interest: −$9,243
• − Property taxes: −$1,590
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − HOA: −$2,100
• − Depreciation: −$4,800
• Taxable loss: −$4,242
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $-464/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: 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

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 · 80,309 people
• City population: 80,309
• Metro: Dalton, GA
• Population (ZIP): 27,249
• Household income: $69,369
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 821.0

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 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 11% Native American 4% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 20% · Canada, Jamaica, South Korea
• Languages at home: 66% English-only · Spanish 31% Other Asian/Pacific 1% 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: ▼ -180.32%
• Current HPI: 262.4203
• Rent YoY: ▲ 1.81%
• 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

+87.5% since first listed

7 events — show timeline

• 2026-05-07 Pending — CCARMLS
• 2026-03-31 Listed $165,000 CCARMLS
• 2026-03-14 Price Changed $170,000 CCARMLS
• 2026-01-08 Listed $175,000 CCARMLS
• 2025-11-14 Price Changed $180,000 CCARMLS
• 2025-06-17 Listed $185,000 CCARMLS
• 2007-05-02 Sold (Public Records) $88,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,590 · +32.4% YoY. Source: county tax records.