404 Paige Street St · Dalton, GA 30721

$129,900

2 bd · 1.0 ba · 896 sqft · Other · 219 Days on market

Built 1984 Fair condition 0.31 ac lot $145/sqft · 13% below area Est $150k · 13% under

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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 +25.1/30.0
• ARV discount +13.5/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a shaded, private home within the city, consider 404 Paige St. Did we mention it's also affordable? This 2-bedroom, 1-bathroom home features easy access to downtown Dalton. It's a single-wide, so it's most likely a cash deal. However, for $129,900, you can get a desirable lot and a cozy place to call home. Call to set up your showing today!

Key facts

• Desirable lot
• 0.31 acre lot
• Built 1984

Tags

• EASY ACCESS TO DOWNTOWN
• DESIRABLE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• 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: Blue Ridge Elementary School (math 19% / reading 22%, grade F, #860 of 1,228 statewide, top 70%, 642 students, 87% 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) — zoned schools at 71% FRL track the district average.
• Zoned-school proficiency averages 18% at this address vs 31% district-wide (-13 pts) — the specific schools serving this property underperform the Dalton Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 388 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $898 of loan paydown is wiped out by about $4k 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 219 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.16% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $150,000
• List price: $129,900
• Delta: -13.40%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,673
• Equity at exit: $19,369

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $21,397
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $288

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 76%

Sensitivity live

Price	-10% $378	-5% $333	+0% $288	+5% $243	+10% $198
Rent	-10% $170	-5% $229	+0% $288	+5% $347	+10% $407
Rate	-1.0pp $354	-0.5pp $321	base $288	+0.5pp $255	+1.0pp $220

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Waugh St Dalton, GA	1.0–2.0	1.0–2.0	810	$1,892	$2.33	15d	30	0.75mi
1418 Burgess Dr Dalton, GA	2.0	1.0	742	$999	$1.35	45d	1	1.13mi

Listing history 3 events

1. 2026-05-15
   status Pending 365-char remark

   Show marketing remark (365 chars)

   If you are looking for a shaded, private home within the city, consider 404 Paige St. Did we mention it's also affordable? This 2-bedroom, 1-bathroom home features easy access to downtown Dalton. It's a single-wide, so it's most likely a cash deal. However, for $129,900, you can get a desirable lot and a cozy place to call home. Call to set up your showing today!

2. 2026-04-04
   status Active 365-char remark

   Show marketing remark (365 chars)

   If you are looking for a shaded, private home within the city, consider 404 Paige St. Did we mention it's also affordable? This 2-bedroom, 1-bathroom home features easy access to downtown Dalton. It's a single-wide, so it's most likely a cash deal. However, for $129,900, you can get a desirable lot and a cozy place to call home. Call to set up your showing today!

3. 2025-10-03
   listed $129,900 Active 365-char remark

   Show marketing remark (365 chars)

   If you are looking for a shaded, private home within the city, consider 404 Paige St. Did we mention it's also affordable? This 2-bedroom, 1-bathroom home features easy access to downtown Dalton. It's a single-wide, so it's most likely a cash deal. However, for $129,900, you can get a desirable lot and a cozy place to call home. Call to set up your showing today!

ⓘ 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: $18,013
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$3,779
• Taxable income: $1,478
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $3,103/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 · 12 photos

Fair 45/100 Moderate rehab

This single-wide home requires moderate rehabilitation, focusing on exterior siding, roof, flooring, and interior updates. Significant value can be added through these improvements, making it a good investment opportunity.

Repairs flagged

• Major Exterior siding — Weathered and in need of repair.
• Major Roof — Missing shingles or damage.
• Major Hardwood flooring — Worn and in need of refinishing.
• Major Kitchen cabinets — Dated and in need of updating.
• Major Bathroom fixtures — Dated and in need of updating.
• Major Interior walls — Peeling paint and need repainting.

Value-add opportunities

• Both Exterior siding repair — Improves curb appeal and home value.
• Both Roof repair — Fixes structural issue and enhances home value.
• Both Hardwood flooring refinishing — Enhances interior aesthetics and home value.
• Both Kitchen and bathroom updates — Modernizes spaces and increases home value.
• Both Interior wall repainting — Enhances interior aesthetics and home value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repair.	Major	$15,000–50,000
Roof · Missing shingles or damage.	Major	$15,000–50,000
Hardwood flooring · Worn and in need of refinishing.	Major	$15,000–50,000
Kitchen cabinets · Dated and in need of updating.	Major	$15,000–50,000
Bathroom fixtures · Dated and in need of updating.	Major	$15,000–50,000
Interior walls · Peeling paint and need repainting.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Exterior siding repair — Improves curb appeal and home value. ↑
• Both Roof repair — Fixes structural issue and enhances home value. ↑
• Both Hardwood flooring refinishing — Enhances interior aesthetics and home value. ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases home value. ↑
• Both Interior wall repainting — Enhances interior aesthetics and home value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-15 Pending — CCARMLS
• 2026-04-04 Relisted — CCARMLS
• 2025-10-03 Listed $129,900 CCARMLS

Property tax history

+22.8%/yr

Latest (2025): $242 · +30.1% YoY. Source: county tax records.