496 Cherokee Dr · Dalton, GA 30705

$179,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 17 Days on market

Built 1987 3.00 ac lot $194/sqft · 5% above area Est $215k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.3/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for country living with room to spread out? This charming 3-acre mini-farm offers the perfect blend of functionality and opportunity! The property features a 3 bedroom, 2 bathroom single wide home along with a barn complete with 6 stalls, making it ideal for horses, livestock, or hobby farming. You'll also find two additional storage buildings providing plenty of space for equipment, tools, or workshop needs. The property is mostly fenced and offers great road frontage with easy access in and out. Whether you're looking for a peaceful homestead, mini-farm setup, or investment opportunity, this property has endless potential and plenty of room to make it your own. Priced to move -- don't miss your chance to own acreage

Key facts

• 3 acre mini-farm
• Mostly fenced
• Great road frontage

Tags

• 3 ACRE MINI-FARM
• BARN WITH 6 STALLS
• MOSTLY FENCED
• GREAT ROAD FRONTAGE

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank; Electricity available; Water available
• Home design: Residential property; Three or more levels
• Construction: Vinyl siding; Metal roof; Existing (built)
• Exterior features: Wooded lot; Level lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Other cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Electricity available; Water available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (25.7% below list).
• Recommended offer: $133k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Murray County (other): math 25% / reading 31% proficiency, ranked #107 of 174 in GA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coker Elementary School (math 25% / reading 28%, grade F, #718 of 1,228 statewide, top 59%, 641 students, 77% FRL); North Murray High School (math 21% / reading 44%, grade F, #104 of 424 statewide, top 25%, 1,035 students, 58% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 277 active listings in the ZIP; 125 units permitted in Murray County in 2024 (5 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.
• Murray County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 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 $64k; list at $179k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $132,933 (25.7% 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. 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $214,534
• List price: $179,000
• Delta: -16.56%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-40,887
• Equity at exit: $26,689

10-year hold

• IRR: -18.9%
• Equity multiple: -0.01×
• Total profit: $-50,846
• Equity at exit: $15,477

Cash invested: $50,120 (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 30705

• Home prices YoY: -11.2%
• Active inventory: 277
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-187

Break-even live

Break-even rent $1,566

Max offer price $151,961

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   status $179,000 Pending 17 DOM

   Show marketing remark (806 chars)

   Looking for country living with room to spread out? This charming 3-acre mini-farm offers the perfect blend of functionality and opportunity! The property features a 3 bedroom, 2 bathroom single wide home along with a barn complete with 6 stalls, making it ideal for horses, livestock, or hobby farming. You'll also find two additional storage buildings providing plenty of space for equipment, tools, or workshop needs. The property is mostly fenced and offers great road frontage with easy access in and out. Whether you're looking for a peaceful homestead, mini-farm setup, or investment opportunity, this property has endless potential and plenty of room to make it your own. Priced to move — don't miss your chance to own acreage with all these features at an incredible value! Being sold As-Is.

2. 2026-06-15
   days on market $179,000 Active 17 DOM

   Show marketing remark (806 chars)

   Looking for country living with room to spread out? This charming 3-acre mini-farm offers the perfect blend of functionality and opportunity! The property features a 3 bedroom, 2 bathroom single wide home along with a barn complete with 6 stalls, making it ideal for horses, livestock, or hobby farming. You'll also find two additional storage buildings providing plenty of space for equipment, tools, or workshop needs. The property is mostly fenced and offers great road frontage with easy access in and out. Whether you're looking for a peaceful homestead, mini-farm setup, or investment opportunity, this property has endless potential and plenty of room to make it your own. Priced to move — don't miss your chance to own acreage with all these features at an incredible value! Being sold As-Is.

3. 2026-06-14
   days on market $179,000 Active 15 DOM
4. 2026-06-13
   days on market $179,000 Active 14 DOM
5. 2026-06-10
   days on market $179,000 Active 12 DOM
6. 2026-06-09
   days on market $179,000 Active 11 DOM
7. 2026-06-08
   days on market $179,000 Active 10 DOM
8. 2026-06-07
   days on market $179,000 Active 9 DOM
9. 2026-06-05
   days on market $179,000 Active 6 DOM
10. 2026-06-02
    days on market $179,000 Active 4 DOM
11. 2026-06-01
    days on market $179,000 Active 3 DOM
12. 2026-05-31
    days on market $179,000 Active 2 DOM
13. 2026-05-13
    listed $179,000 Active 735-char remark

    Show marketing remark (806 chars)

    Looking for country living with room to spread out? This charming 3-acre mini-farm offers the perfect blend of functionality and opportunity! The property features a 3 bedroom, 2 bathroom single wide home along with a barn complete with 6 stalls, making it ideal for horses, livestock, or hobby farming. You'll also find two additional storage buildings providing plenty of space for equipment, tools, or workshop needs. The property is mostly fenced and offers great road frontage with easy access in and out. Whether you're looking for a peaceful homestead, mini-farm setup, or investment opportunity, this property has endless potential and plenty of room to make it your own. Priced to move — don't miss your chance to own acreage with all these features at an incredible value! Being sold As-Is.

14. 2026-05-13
    listed $179,000 Active 806-char remark

    Show marketing remark (806 chars)

    Looking for country living with room to spread out? This charming 3-acre mini-farm offers the perfect blend of functionality and opportunity! The property features a 3 bedroom, 2 bathroom single wide home along with a barn complete with 6 stalls, making it ideal for horses, livestock, or hobby farming. You'll also find two additional storage buildings providing plenty of space for equipment, tools, or workshop needs. The property is mostly fenced and offers great road frontage with easy access in and out. Whether you're looking for a peaceful homestead, mini-farm setup, or investment opportunity, this property has endless potential and plenty of room to make it your own. Priced to move — don't miss your chance to own acreage with all these features at an incredible value! Being sold As-Is.

15. 2026-05-13
    listed $179,000 Active

    Show marketing remark (806 chars)

    Looking for country living with room to spread out? This charming 3-acre mini-farm offers the perfect blend of functionality and opportunity! The property features a 3 bedroom, 2 bathroom single wide home along with a barn complete with 6 stalls, making it ideal for horses, livestock, or hobby farming. You'll also find two additional storage buildings providing plenty of space for equipment, tools, or workshop needs. The property is mostly fenced and offers great road frontage with easy access in and out. Whether you're looking for a peaceful homestead, mini-farm setup, or investment opportunity, this property has endless potential and plenty of room to make it your own. Priced to move — don't miss your chance to own acreage with all these features at an incredible value! Being sold As-Is.

16. 2022-01-10
    soldstatus $63,563
17. 1996-01-04
    soldstatus $39,000

ⓘ 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 5/10 Major
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,952
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$5,207
• Taxable loss: −$5,414
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $-943/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: Murray County
• NCES district ID: 1303840
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $38,127
• Composite: 23.39/100
• National rank: #7901
• State rank: #107 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): 33,078

Population outlook (Murray County) Hauer SSP2

• Today (2025): 39,666 people
• By 2030: 39,301 · -0.9%
• By 2040: 38,248 · -3.6%
• By 2050: 37,015 · -6.7%
• By 2075: 35,253 · -11.1%
• By 2100: 34,727 · -12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+71.6) · D 14.1% · R 85.7%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.3pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+69.2 2016: R+68.8 2012: R+52.6 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.36%
• Current HPI: 271.673
• 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

+359.0% since first listed

10 events — show timeline

• 2026-06-15 Pending — REALTRACS as Distributed by MLS Grid
• 2026-06-15 Pending — RCAOR
• 2026-06-15 Pending — CCARMLS
• 2026-06-15 Pending — GCAR
• 2026-05-13 Listed $179,000 RCAOR
• 2026-05-13 Listed $179,000 CCARMLS
• 2026-05-13 Listed $179,000 GCAR
• 2026-05-13 Listed $179,000 REALTRACS as Distributed by MLS Grid
• 2022-01-10 Sold (Public Records) $63,563 Public Records
• 1996-01-04 Sold (Public Records) $39,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $247 · +2.5% YoY. Source: county tax records.