400 Alex Dr · Dalton, GA 30720

$225,000

3 bd · 2.0 ba · 1,170 sqft · SingleFamily · 82 Days on market

Built 1979 Good condition 0.36 ac lot $192/sqft · 5% below area Est $237k · 5% under ↓ 2% since listing

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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 +9.8/15.0
• Cash flow +7.0/30.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Schools +3.0/10.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely adorable home located in the Dug Gap community! Featuring 3 bedrooms and 2 full bathrooms, this charming home is nestled in an established neighborhood full of character and convenience. From the inviting curb appeal to the warm, welcoming feel inside, this one is easy to love! Whether you're looking for your first home, downsizing, or simply searching for a cozy place in a great location, this home checks all the boxes. Don't miss your chance to see this charming Dug Gap gem!

Key facts

• 0.36 acre lot
• Built 1979
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (31.0% below list).
• Recommended offer: $155k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.6% in Dalton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Zoned schools: Brookwood Elementary School (math 42% / reading 46%, grade F, #356 of 1,228 statewide, top 30%, 724 students, 57% FRL); Hammond Creek Middle School (1,086 students, 72% FRL); Dalton High School (math 12% / reading 18%, grade F, #294 of 424 statewide, top 70%, 1,382 students, 55% FRL).
• Market conditions: Rents rising (+1.8%/yr); 239 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 82 days — a 6% lower offer ($212k) 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.

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 $155,316 (31.0% 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 82 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.69% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $236,870
• List price: $225,000
• Delta: -5.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Levi Drive Dr	0.11mi	3/2.0	1,302 (+11%)	2mo	$239,000	$184	74
1812 Guy Street St	0.55mi	3/2.0	1,148 (-2%)	9mo	$166,000	$145	64
1025 Alyssa Ct	0.43mi	3/2.0	1,179 (+1%)	19mo	$220,000	$187	63
1722 Ball Avenue Ave	0.48mi	3/1.0	1,129 (-4%)	12mo	$290,000	$257	58
1802 Malone Dr	0.46mi	3/2.0	1,300 (+11%)	3mo	$245,000	$188	58
1800 Malone Dr	0.46mi	3/2.0	1,300 (+11%)	4mo	$250,000	$192	57
1065 Alyssa Ct	0.44mi	3/2.0	1,064 (-9%)	22mo	$212,500	$200	46
1706 Magnolia Avenue Ave	0.57mi	3/2.0	1,230 (+5%)	23mo	$235,000	$191	46

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.06×
• Total profit: $-59,160
• Equity at exit: $33,548

10-year hold

• IRR: -32.8%
• Equity multiple: -0.36×
• Total profit: $-85,678
• 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 →

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

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $262,450 ($191/sqft)
• Median days on market: 64 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +5.9% vs current asking $/sqft

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

ZIP-level market 30720

• Rents YoY: 1.8%
• Active inventory: 239
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-328

Break-even live

Break-even rent $1,968

Max offer price $177,548

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-250	+0% $-328	+5% $-406	+10% $-483
Rent	-10% $-451	-5% $-389	+0% $-328	+5% $-267	+10% $-205
Rate	-1.0pp $-215	-0.5pp $-271	base $-328	+0.5pp $-386	+1.0pp $-446

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Property on a county road with public maintenance and asphalt surface
• Financial info: Financial details not included
• HOA & community: No community amenities listed

Exterior

• Parking: Concrete parking surface
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity connectedWater connectedSewer connected
• Home design: Single-family residenceUpdated/remodeled conditionOne and one-half story
• Construction: Vinyl sidingBlock foundationShingle roofHouse structureBuilt on a 0.36-acre lot with gentle sloping and a front yard
• Exterior features: DeckFront porchSide porchPorchNo additional exterior structures listed

Interior

• Kitchen: Built-in electric ovenWater heater
• Bedrooms: Bedrooms information not specified
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioningCeiling fan cooling
• Interior features: Ceiling fansWalk-in closetsInsulated windowsLiving room fireplace (1)
• Laundry & utility: Main-level laundry in a laundry closetCommon-area laundry

Listing history 50 events

1. 2026-08-08
   days on market $225,000 Active 82 DOM
2. 2026-08-07
   days on market $225,000 Active 81 DOM
3. 2026-08-06
   days on market $225,000 Active 80 DOM
4. 2026-08-05
   days on market $225,000 Active 79 DOM
5. 2026-08-04
   days on market $225,000 Active 78 DOM
6. 2026-08-03
   days on market $225,000 Active 77 DOM
7. 2026-07-31
   days on market $225,000 Active 74 DOM
8. 2026-07-30
   days on market $225,000 Active 73 DOM
9. 2026-07-29
   days on market $225,000 Active 72 DOM
10. 2026-07-27
    days on market $225,000 Active 70 DOM
11. 2026-07-25
    days on market $225,000 Active 68 DOM
12. 2026-07-24
    price $225,000 Active 66 DOM

    Show marketing remark (493 chars)

    Absolutely adorable home located in the Dug Gap community! Featuring 3 bedrooms and 2 full bathrooms, this charming home is nestled in an established neighborhood full of character and convenience. From the inviting curb appeal to the warm, welcoming feel inside, this one is easy to love! Whether you're looking for your first home, downsizing, or simply searching for a cozy place in a great location, this home checks all the boxes. Don't miss your chance to see this charming Dug Gap gem!

13. 2026-07-23
    days on market $230,000 Active 66 DOM
14. 2026-07-22
    days on market $230,000 Active 65 DOM
15. 2026-07-21
    days on market $230,000 Active 64 DOM
16. 2026-07-18
    days on market $230,000 Active 61 DOM
17. 2026-07-16
    days on market $230,000 Active 59 DOM
18. 2026-07-16
    days on market $230,000 Active 58 DOM
19. 2026-07-14
    days on market $230,000 Active 57 DOM
20. 2026-07-13
    days on market $230,000 Active 56 DOM
21. 2026-07-12
    days on market $230,000 Active 55 DOM
22. 2026-07-11
    days on market $230,000 Active 54 DOM
23. 2026-07-10
    days on market $230,000 Active 53 DOM
24. 2026-07-09
    days on market $230,000 Active 52 DOM
25. 2026-07-08
    days on market $230,000 Active 51 DOM
26. 2026-07-07
    days on market $230,000 Active 50 DOM
27. 2026-07-06
    days on market $230,000 Active 49 DOM
28. 2026-07-06
    days on market $230,000 Active 48 DOM
29. 2026-07-04
    days on market $230,000 Active 47 DOM
30. 2026-07-03
    days on market $230,000 Active 46 DOM
31. 2026-07-02
    days on market $230,000 Active 45 DOM
32. 2026-07-01
    days on market $230,000 Active 44 DOM
33. 2026-06-30
    days on market $230,000 Active 43 DOM
34. 2026-06-29
    days on market $230,000 Active 42 DOM
35. 2026-06-28
    days on market $230,000 Active 41 DOM
36. 2026-06-28
    days on market $230,000 Active 40 DOM
37. 2026-06-27
    days on market $230,000 Active 39 DOM
38. 2026-06-26
    days on market $230,000 Active 38 DOM
39. 2026-06-23
    days on market $230,000 Active 35 DOM
40. 2026-06-21
    days on market $230,000 Active 34 DOM
41. 2026-06-19
    days on market $230,000 Active 32 DOM
42. 2026-06-18
    days on market $230,000 Active 31 DOM
43. 2026-06-17
    days on market $230,000 Active 30 DOM
44. 2026-06-16
    days on market $230,000 Active 29 DOM
45. 2026-06-15
    days on market $230,000 Active 28 DOM
46. 2026-06-14
    days on market $230,000 Active 26 DOM
47. 2026-06-13
    days on market $230,000 Active 25 DOM
48. 2026-06-10
    days on market $230,000 Active 23 DOM
49. 2026-06-09
    days on market $230,000 Active 22 DOM
50. 2026-06-08
    days on market $230,000 Active 21 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $18,638
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$6,545
• Taxable loss: −$7,993
• Est. tax savings @ 24.0%: +$1,918
• After-tax cash flow: $-2,017/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 · 15 photos

Good 75/100 Cosmetic rehab Est. rehab $5,850–$17,550 screening

This charming home in Dug Gap is in good condition with a good curb appeal and interior. It has a good foundation and structure, and the HVAC and mechanical systems appear to be in good condition. The home is move-in ready and would benefit from some updates to the interior walls and ceiling, as well as replacing worn-out windows or doors and upgrading the HVAC system.

Value-add opportunities

• Both Paint the interior walls and ceiling — Fresh paint can make the interior look new and improve the overall appearance. ↑
• Both Replace worn-out windows or doors — New windows and doors can improve energy efficiency and increase the home's curb appeal. ↑
• Both Upgrade the HVAC system — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers. ↑
• Both Improve the landscaping and curb appeal — A well-maintained exterior can make the home more attractive to buyers and renters alike. ↑

ⓘ 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 30/100

Zoned Schools

Elementary Brookwood Elementary School F GA #356/1,228 Nat'l #17,190/41,679 High Dalton High School F GA #294/424 Nat'l #15,263/17,239

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

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

• Census place: Dalton, GA
• County: Whitfield County · 107,770 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property on a county road with public maintenance and asphalt surface
• Financial info: Financial details not included
• HOA & community: No community amenities listed

Exterior

• Parking: Concrete parking surface
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity connectedWater connectedSewer connected
• Home design: Single-family residenceUpdated/remodeled conditionOne and one-half story
• Construction: Vinyl sidingBlock foundationShingle roofHouse structureBuilt on a 0.36-acre lot with gentle sloping and a front yard
• Exterior features: DeckFront porchSide porchPorchNo additional exterior structures listed

Interior

• Kitchen: Built-in electric ovenWater heater
• Bedrooms: Bedrooms information not specified
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioningCeiling fan cooling
• Interior features: Ceiling fansWalk-in closetsInsulated windowsLiving room fireplace (1)
• Laundry & utility: Main-level laundry in a laundry closetCommon-area laundry

Price history

-2.2% since first listed

6 events — show timeline

• 2026-07-24 Price Changed $225,000 CCARMLS
• 2026-07-24 Price Changed $225,000 GCAR
• 2026-06-06 Relisted — CCARMLS
• 2026-05-30 Pending — CCARMLS
• 2026-05-18 Listed $230,000 GCAR
• 2026-05-15 Listed $230,000 CCARMLS