The Reynolds Plan · Dalton, GA 30721

$218,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 262 Days on market

Good condition ↓ 7% since listing

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Reynolds is proof that great things come in small packages. This smartly designed ranch maximizes every square foot with no wasted space. That's how it delivers three spacious bedrooms, two full baths, a laundry room with a linen closet, and an open kitchen-dining-living area. Bedroom three can be converted into a study for those needing space to work from home or prefer a second living area.

Key facts

• Parking
• Listed 261 days

🏗️ New construction. The $218,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $254,472.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-529 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (28.9% below list).
• Recommended offer: $156k (28.9% below list) — sets the bar for 1% rule.

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: Pleasant Grove Elementary School (math 47% / reading 37%, grade F, #380 of 1,228 statewide, top 33%, 448 students, 75% FRL); New Hope Middle School (math 45% / reading 48%, grade D+, #94 of 470 statewide, top 20%, 452 students, 61% FRL); Northwest Whitfield County High School (math 29% / reading 34%, grade F, #122 of 424 statewide, top 30%, 1,219 students, 49% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 467 active listings in the ZIP; 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).
• This rent runs 30% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 262 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $155,628 (28.9% 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 262 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.91%
• DSCR: 0.60
• GRM: 13.6

CMA / ARV

• ARV (median comp): $254,472
• List price: $218,900
• Delta: -13.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Andros Loop	0.13mi	3/2.0	1,300 (0%)	4mo	$252,000	$194	91
153 Cochran Drive Dr	0.40mi	3/2.0	1,302 (+0%)	6mo	$248,000	$190	76
141 Andros Loop	0.14mi	3/2.0	1,164 (-10%)	1mo	$258,400	$222	75
131 Cochran Drive Dr	0.30mi	3/2.0	1,400 (+8%)	0mo	$270,000	$193	73
236 Camden Way Way #51	0.46mi	2/2.0 (-1)	1,310 (+1%)	2mo	$286,000	$218	71
397 Woodlawn Ave	0.58mi	3/2.0	1,275 (-2%)	2mo	$260,000	$204	69
133 Camden Way	0.52mi	2/2.5 (-1)	1,310 (+1%)	1mo	$327,000	$250	66
227 Periwinkle Way Way	0.68mi	3/2.0	1,227 (-6%)	2mo	$255,000	$208	58
1433 Heather Way	0.73mi	3/2.0	1,239 (-5%)	5mo	$250,000	$202	54
1494 Heather Way Way	0.63mi	3/2.0	1,164 (-10%)	2mo	$229,000	$197	52
117 Pleasant Hill Drive Dr	0.47mi	3/2.0	1,485 (+14%)	7mo	$223,500	$151	48
192 Carly Dr	0.47mi	3/2.0	1,491 (+15%)	8mo	$295,000	$198	47

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: -32.1%
• Equity multiple: -0.05×
• Total profit: $-74,913
• Equity at exit: $37,943

10-year hold

• IRR: -36.9%
• Equity multiple: -0.52×
• Total profit: $-108,533
• Equity at exit: $22,002

Cash invested: $71,252 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 9 under contract
• Months of supply: 5.2 mo (19%/mo absorbed)
• Median asking: $245,948 ($185/sqft)
• Median days on market: 185 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +6.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30721

• Active inventory: 467
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$1,334
• Tax est. 1.5%: −$318 /mo · $3,817/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-529

Break-even live

Break-even rent $2,226

Max offer price $177,905

Occupancy floor —

Sensitivity live

Price	-10% $-353	-5% $-441	+0% $-529	+5% $-617	+10% $-705
Rent	-10% $-652	-5% $-591	+0% $-529	+5% $-468	+10% $-406
Rate	-1.0pp $-401	-0.5pp $-464	base $-529	+0.5pp $-595	+1.0pp $-662

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: $63,618
• Closing costs: $7,634
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $218,900 Active 262 DOM
2. 2026-08-07
   days on market $218,900 Active 261 DOM
3. 2026-08-06
   days on market $218,900 Active 260 DOM
4. 2026-08-05
   days on market $218,900 Active 259 DOM
5. 2026-08-04
   days on market $218,900 Active 258 DOM
6. 2026-08-03
   days on market $218,900 Active 257 DOM
7. 2026-07-31
   days on market $218,900 Active 254 DOM
8. 2026-07-30
   days on market $218,900 Active 253 DOM
9. 2026-07-29
   days on market $218,900 Active 252 DOM
10. 2026-07-27
    days on market $218,900 Active 250 DOM
11. 2026-07-25
    days on market $218,900 Active 248 DOM
12. 2026-07-23
    price $218,900 Active 246 DOM
13. 2026-07-23
    days on market $216,900 Active 246 DOM
14. 2026-07-22
    days on market $216,900 Active 245 DOM
15. 2026-07-21
    days on market $216,900 Active 244 DOM
16. 2026-07-18
    days on market $216,900 Active 241 DOM
17. 2026-07-16
    days on market $216,900 Active 239 DOM
18. 2026-07-16
    days on market $216,900 Active 238 DOM
19. 2026-07-14
    days on market $216,900 Active 237 DOM
20. 2026-07-13
    days on market $216,900 Active 236 DOM
21. 2026-07-12
    days on market $216,900 Active 235 DOM
22. 2026-07-11
    days on market $216,900 Active 234 DOM
23. 2026-07-10
    days on market $216,900 Active 233 DOM
24. 2026-07-09
    days on market $216,900 Active 232 DOM
25. 2026-07-08
    days on market $216,900 Active 231 DOM
26. 2026-07-07
    days on market $216,900 Active 230 DOM
27. 2026-07-06
    days on market $216,900 Active 229 DOM
28. 2026-07-06
    days on market $216,900 Active 228 DOM
29. 2026-07-04
    days on market $216,900 Active 227 DOM
30. 2026-07-03
    days on market $216,900 Active 226 DOM
31. 2026-07-02
    days on market $216,900 Active 225 DOM
32. 2026-07-01
    days on market $216,900 Active 224 DOM
33. 2026-06-30
    days on market $216,900 Active 223 DOM
34. 2026-06-29
    days on market $216,900 Active 222 DOM
35. 2026-06-28
    days on market $216,900 Active 221 DOM
36. 2026-06-28
    days on market $216,900 Active 220 DOM
37. 2026-06-27
    days on market $216,900 Active 219 DOM
38. 2026-06-26
    days on market $216,900 Active 218 DOM
39. 2026-06-23
    days on market $216,900 Active 215 DOM
40. 2026-06-21
    days on market $216,900 Active 214 DOM
41. 2026-06-19
    days on market $216,900 Active 212 DOM
42. 2026-06-18
    days on market $216,900 Active 211 DOM
43. 2026-06-17
    days on market $216,900 Active 210 DOM
44. 2026-06-16
    days on market $216,900 Active 209 DOM
45. 2026-06-15
    days on market $216,900 Active 208 DOM
46. 2026-06-14
    days on market $216,900 Active 206 DOM
47. 2026-06-13
    days on market $216,900 Active 205 DOM
48. 2026-06-10
    days on market $216,900 Active 203 DOM
49. 2026-06-09
    days on market $216,900 Active 202 DOM
50. 2026-06-08
    days on market $216,900 Active 201 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,675
• − Mortgage interest: −$14,254
• − Property taxes: −$3,817
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$7,403
• Taxable loss: −$11,059
• Est. tax savings @ 24.0%: +$2,654
• After-tax cash flow: $-3,695/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $6,500–$19,500 screening

This well-maintained Reynolds Plan home is move-in ready with a good exterior and interior condition. A fresh coat of paint and some landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Paint trim — Improves curb appeal and value ↑
• Both Landscaping — Enhances curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 40/100

Zoned Schools

Elementary Pleasant Grove Elementary School F GA #380/1,228 Nat'l #17,861/41,679 Middle New Hope Middle School D+ GA #94/470 Nat'l #4,335/14,009 High Northwest Whitfield County High School F GA #122/424 Nat'l #10,753/17,239

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

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

• 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

---

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

-7.3% since first listed

3 events — show timeline

• 2026-03-28 Price Changed $226,900 Zillow
• 2026-01-05 Price Changed $234,900 Zillow
• 2025-11-19 Listed $244,900 Zillow