690 Ledford Ave SE · Dalton, GA 30721

$66,500

1 bd · 1.0 ba · 750 sqft · SingleFamily public records · 70 Days on market

Built 1966 9,147 sqft lot $89/sqft · 28% above area Est $52k · 28% over ↓ 5% since listing

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

Listing remarks MLS

Buyer name on contract must match the party closing. Explore the potential in this 1-bedroom, 1-bath home located just minutes from downtown Dalton. The property sits on a corner lot with multiple outbuildings, including storage sheds and workshop spaces ideal for tools, equipment, or hobby use. Inside, the home features a traditional layout with a front living area, separate kitchen, and bedrooms with natural light. Several rooms show signs of age and wear, offering a solid opportunity for renovation, customization, or a full redesign. The bathroom includes accessibility features, and the home's simple footprint makes it a practical project for investors or owner occupants looking to add value. With easy access to schools, shopping, and major routes, this property is well positioned for long term potential. All contracts and offers are subject to final review and approval by seller.*Please note all offers are subject to HUD approval and must have a valid appraisal to close** Seller Pays: Buyer uses Premium Title Services, the seller's preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

Key facts

• Workshop spaces
• Natural light
• Corner lot

Tags

• CORNER LOT
• MULTIPLE OUTBUILDINGS
• STORAGE SHEDS
• WORKSHOP SPACES
• NATURAL LIGHT
• ACCESSIBILITY FEATURES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: 384 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 $460 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $62,510 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.59% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.67%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (median comp): $52,132
• List price: $66,500
• Delta: 27.56%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 SE Pelman St	0.11mi	2/1.0 (+1)	813 (+8%)	21mo	$171,800	$211	58
631 SE Bryson Rd	0.46mi	2/1.0 (+1)	740 (-1%)	22mo	$50,000	$68	53

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: 19.3%
• Equity multiple: 1.78×
• Total profit: $14,593
• Equity at exit: $9,915

10-year hold

• IRR: 27.6%
• Equity multiple: 3.44×
• Total profit: $45,383
• Equity at exit: $5,750

Cash invested: $18,620 (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: 384
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$349
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $398

Break-even live

Break-even rent $555

Max offer price $66,500

Occupancy floor 57%

Sensitivity live

Price	-10% $436	-5% $417	+0% $398	+5% $379	+10% $361
Rent	-10% $315	-5% $356	+0% $398	+5% $440	+10% $482
Rate	-1.0pp $432	-0.5pp $415	base $398	+0.5pp $381	+1.0pp $364

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: $16,625
• Closing costs: $1,995
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   status $66,500 Under Contract 70 DOM
2. 2026-06-15
   days on market $66,500 Active 70 DOM
3. 2026-06-14
   days on market $66,500 Active 68 DOM
4. 2026-06-13
   days on market $66,500 Active 67 DOM
5. 2026-06-10
   days on market $66,500 Active 65 DOM
6. 2026-06-09
   days on market $66,500 Active 64 DOM
7. 2026-06-08
   days on market $66,500 Active 63 DOM
8. 2026-06-07
   days on market $66,500 Active 62 DOM
9. 2026-06-05
   days on market $66,500 Active 59 DOM
10. 2026-06-03
    days on market $66,500 Active 58 DOM
11. 2026-06-02
    days on market $66,500 Active 57 DOM
12. 2026-06-01
    days on market $66,500 Active 56 DOM
13. 2026-05-31
    days on market $66,500 Active 55 DOM
14. 2026-05-30
    days on market $66,500 Active 54 DOM
15. 2026-05-05
    price $66,500 1434-char remark

    Show marketing remark (1434 chars)

    Buyer name on contract must match the party closing. Explore the potential in this 1-bedroom, 1-bath home located just minutes from downtown Dalton. The property sits on a corner lot with multiple outbuildings, including storage sheds and workshop spaces ideal for tools, equipment, or hobby use. Inside, the home features a traditional layout with a front living area, separate kitchen, and bedrooms with natural light. Several rooms show signs of age and wear, offering a solid opportunity for renovation, customization, or a full redesign. The bathroom includes accessibility features, and the home's simple footprint makes it a practical project for investors or owner occupants looking to add value. With easy access to schools, shopping, and major routes, this property is well positioned for long term potential. All contracts and offers are subject to final review and approval by seller.*Please note all offers are subject to HUD approval and must have a valid appraisal to close** Seller Pays: Buyer uses Premium Title Services, the seller's preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

16. 2026-04-03
    listed $70,000 New 1434-char remark

    Show marketing remark (1434 chars)

    Buyer name on contract must match the party closing. Explore the potential in this 1-bedroom, 1-bath home located just minutes from downtown Dalton. The property sits on a corner lot with multiple outbuildings, including storage sheds and workshop spaces ideal for tools, equipment, or hobby use. Inside, the home features a traditional layout with a front living area, separate kitchen, and bedrooms with natural light. Several rooms show signs of age and wear, offering a solid opportunity for renovation, customization, or a full redesign. The bathroom includes accessibility features, and the home's simple footprint makes it a practical project for investors or owner occupants looking to add value. With easy access to schools, shopping, and major routes, this property is well positioned for long term potential. All contracts and offers are subject to final review and approval by seller.*Please note all offers are subject to HUD approval and must have a valid appraisal to close** Seller Pays: Buyer uses Premium Title Services, the seller's preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $746 · $62/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,712
• − Mortgage interest: −$3,725
• − Property taxes: −$746
• − Insurance: −$332
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$1,935
• Taxable income: $3,940
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $3,834/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

• County: Whitfield County · 80,309 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: 1156.0

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 0.55)
• 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

-5.0% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $66,500 GAMLS
• 2026-04-03 Listed $70,000 GAMLS

Property tax history

+62.7%/yr

Latest (2025): $746 · +62.7% YoY. Source: county tax records.