406 Lester Avenue Ave · Dalton, GA 30721

$225,000

4 bd · 1.5 ba · 1,592 sqft · SingleFamily public records · 22 Days on market

Built 1950 7,405 sqft lot $141/sqft · at area comps Est $227k · at est.

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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 +14.7/30.0
• ARV discount +7.8/15.0
• DSCR +4.5/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New driveway and HVAC! Welcome to this inviting 4-bedroom, 1.5-bath home perfectly situated in the heart of Dalton. Enjoy the convenience of being just minutes from local shops, restaurants, the Dalton Mall, and other popular amenities. This well-maintained property offers a comfortable layout with plenty of space for living and entertaining. Whether you're a first-time homebuyer or looking to settle in a prime location, this home combines space, comfort, and accessibility all in one.

Key facts

• Hvac
• New driveway
• Dalton mall

Tags

• NEW DRIVEWAY
• HVAC
• LOCAL SHOPS
• RESTAURANTS
• DALTON MALL
• WELL-MAINTAINED PROPERTY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $59 ($705/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (14.5% below list).
• Recommended offer: $192k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 388 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).
• This rent runs 37% 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 $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 22 days — a 2% lower offer ($222k) 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 $96k; list at $225k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $192,273 (14.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (median comp): $226,757
• List price: $225,000
• Delta: -0.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Lester Avenue Ave	0.00mi	4/1.0	1,592 (0%)	0mo	$219,000	$138	98
1407 Stacy Drive Dr	0.51mi	3/2.0 (-1)	1,626 (+2%)	6mo	$265,000	$163	61
216 Hewitt Dr	0.42mi	3/1.0 (-1)	1,498 (-6%)	11mo	$220,000	$147	54
409 Van Buren Drive Dr	0.35mi	3/2.0 (-1)	1,400 (-12%)	10mo	$266,000	$190	48
412 Van Buren Dr	0.32mi	4/2.0	1,827 (+15%)	15mo	$285,000	$156	46
234 Mountain View Drive Dr	0.37mi	3/2.0 (-1)	1,379 (-13%)	18mo	$177,000	$128	38
423 Bailey Avenue Ave	0.50mi	4/3.0	1,800 (+13%)	14mo	$254,500	$141	37
1112 Dozier Street St	0.65mi	3/2.0 (-1)	1,404 (-12%)	11mo	$220,000	$157	34
lot 4 New Doris St	0.67mi	3/2.0 (-1)	1,380 (-13%)	10mo	$255,000	$185	31
1116 New Doris St Lot 3	0.69mi	3/2.0 (-1)	1,380 (-13%)	10mo	$255,000	$185	30
3 New Doris St	0.70mi	3/2.0 (-1)	1,380 (-13%)	10mo	$255,000	$185	30
1112 New Doris Street St	0.68mi	3/2.0 (-1)	1,380 (-13%)	14mo	$255,000	$185	28

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-32,749
• Equity at exit: $33,548

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-23,820
• 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 →

ZIP-level market 30721

• Active inventory: 388
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,923 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$187 /mo · $2,239/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $59

Break-even live

Break-even rent $1,848

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $186	-5% $122	+0% $59	+5% $-5	+10% $-69
Rent	-10% $-93	-5% $-17	+0% $59	+5% $135	+10% $211
Rate	-1.0pp $172	-0.5pp $116	base $59	+0.5pp $0	+1.0pp $-59

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
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 Coker Dr Dalton, GA	4.0	2.0	1950	$2,500	$1.28	45d	1	0.92mi

Listing history 9 events

1. 2026-05-12
   status Pending 489-char remark

   Show marketing remark (489 chars)

   New driveway and HVAC! Welcome to this inviting 4-bedroom, 1.5-bath home perfectly situated in the heart of Dalton. Enjoy the convenience of being just minutes from local shops, restaurants, the Dalton Mall, and other popular amenities. This well-maintained property offers a comfortable layout with plenty of space for living and entertaining. Whether you're a first-time homebuyer or looking to settle in a prime location, this home combines space, comfort, and accessibility all in one.

2. 2026-04-17
   listed $225,000 Active 489-char remark

   Show marketing remark (489 chars)

   New driveway and HVAC! Welcome to this inviting 4-bedroom, 1.5-bath home perfectly situated in the heart of Dalton. Enjoy the convenience of being just minutes from local shops, restaurants, the Dalton Mall, and other popular amenities. This well-maintained property offers a comfortable layout with plenty of space for living and entertaining. Whether you're a first-time homebuyer or looking to settle in a prime location, this home combines space, comfort, and accessibility all in one.

3. 2026-03-03
   price $220,000
4. 2025-12-12
   status Active
5. 2025-12-12
   price $225,000
6. 2025-09-27
   price $230,000
7. 2025-05-13
   listed $240,000 Active
8. 2004-04-16
   soldstatus $96,500
9. 1994-11-01
   soldstatus $52,500

ⓘ 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: $2,239 · $187/mo
• Projected year-2 tax: $2,239 · $187/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,073
• − Mortgage interest: −$12,603
• − Property taxes: −$2,239
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$6,545
• Taxable loss: −$3,132
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $1,456/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): 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

+328.6% since first listed

9 events — show timeline

• 2026-05-12 Pending — CCARMLS
• 2026-04-17 Listed $225,000 CCARMLS
• 2026-03-03 Price Changed $220,000 CCARMLS
• 2025-12-12 Relisted — CCARMLS
• 2025-12-12 Price Changed $225,000 CCARMLS
• 2025-09-27 Price Changed $230,000 CCARMLS
• 2025-05-13 Listed $240,000 CCARMLS
• 2004-04-16 Sold (Public Records) $96,500 Public Records
• 1994-11-01 Sold (Public Records) $52,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,239 · -1.4% YoY. Source: county tax records.