105 Pinewood Road Rd · Dalton, GA 20721

$289,000

3 bd · 2.5 ba · 1,660 sqft · SingleFamily public records · 17 Days on market

Built 1987 0.40 ac lot Est $289k · 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the Market. The buyer did not have sufficient income for mortgage. Great Location!! Only minutes to Dalton Bypass and shopping areas. Rocking chair front porch, living room with fireplace, master bedroom & bath on main floor, ;large laundry room plus a deck on back, storage bldg in backyard. New Paint; New Appliances; New toilets and new tiles in the bathroom;New lights and ceiling fans in the bedroom and living room. Stone Countertop in the kitchen; New Water Heater; New Garage door; SOLD AS IS, NO HOA, NO SELLER'S DISCLOSURE, GOOD CONDITION. MUST SEE.

Key facts

• Spacious yard
• Convenient location
• Hvac system

Tags

• NEW ROOF
• HVAC SYSTEM
• SPACIOUS YARD
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Two levels (2-story); Site built home
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Kitchen: Microwave; Electric oven; Electric range; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Hardwood
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Microwave; Electric oven; Electric range; Refrigerator; Hardwood flooring; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/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 $275k (4.7% below list).
• Recommended offer: $275k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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, amenities F, commute 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.
• Zoned schools: Pleasant Grove Elementary School (math 47% / reading 37%, grade F, #380 of 1,228 statewide, top 33%, 448 students, 75% FRL); New Hope Middle School (math 45% / reading 48%, grade D+, #94 of 470 statewide, top 20%, 452 students, 61% FRL); Northwest Whitfield County High School (math 29% / reading 34%, grade F, #122 of 424 statewide, top 30%, 1,219 students, 49% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 4 active listings in the ZIP; high-income renter base; 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 $9k 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 17 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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 $180k; list at $289k implies a 61% gain — meaningful room to come down on a strong offer.

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 $275,339 (4.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $288,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Riderwood Dr	0.13mi	3/2.0	1,634 (-2%)	13mo	$328,000	$201	78
206 Riderwood Dr	0.13mi	3/2.0	1,634 (-2%)	13mo	$328,000	$201	78
106 Driftwood Lane Ln	0.04mi	3/2.0	1,488 (-10%)	12mo	$278,000	$187	69
400 Clear Oak Dr	0.30mi	3/2.0	1,542 (-7%)	10mo	$265,000	$172	64
114 Pleasant Hill Road Dr	0.49mi	3/2.0	1,616 (-3%)	13mo	$243,000	$150	60
117 Pleasant Hill Drive Dr	0.44mi	3/2.0	1,485 (-10%)	6mo	$223,500	$151	55
192 Carly Dr	0.49mi	3/2.0	1,491 (-10%)	6mo	$295,000	$198	53
4046 Sydney Cir	0.54mi	4/2.0 (+1)	1,907 (+15%)	1mo	$305,000	$160	42
107 Pleasant Hill Dr	0.54mi	3/1.0	1,537 (-7%)	18mo	$268,000	$174	42
1905 North Summit Drive Dr #80	0.69mi	3/2.0	1,452 (-12%)	8mo	$240,000	$165	38
4108 Sydney Cir	0.50mi	4/3.0 (+1)	1,908 (+15%)	11mo	$285,000	$149	36
1903 Summit View Drive Dr #193	0.74mi	3/2.0	1,452 (-12%)	15mo	$268,000	$185	30

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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-31,219
• Equity at exit: $43,091

10-year hold

• IRR: -3.5%
• Equity multiple: 0.78×
• Total profit: $-17,521
• Equity at exit: $24,987

Cash invested: $80,920 (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 20721

• Home prices YoY: -20.9%
• Rents YoY: 1.6%
• Active inventory: 4
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,753 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$233 /mo · $2,801/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $306

Break-even live

Break-even rent $2,366

Max offer price $289,000

Occupancy floor 84%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $289,000 Active 17 DOM
2. 2026-06-18
   days on market $289,000 Active 16 DOM
3. 2026-06-17
   days on market $289,000 Active 15 DOM
4. 2026-06-16
   days on market $289,000 Active 14 DOM
5. 2026-06-15
   days on market $289,000 Active 13 DOM
6. 2026-06-14
   days on market $289,000 Active 11 DOM
7. 2026-06-13
   days on market $289,000 Active 10 DOM
8. 2026-06-10
   days on market $289,000 Active 8 DOM
9. 2026-06-09
   days on market $289,000 Active 7 DOM
10. 2026-06-08
    days on market $289,000 Active 6 DOM
11. 2026-06-07
    days on market $289,000 Active 5 DOM
12. 2026-06-05
    days on market $289,000 Active 2 DOM
13. 2026-06-03
    remarks 361-char remark
14. 2026-06-03
    listed $289,000 Active 1 DOM

ⓘ 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: $2,801 · $233/mo
• Projected year-2 tax: $2,801 · $233/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 3/10 Moderate
• 🌡 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: $33,041
• − Mortgage interest: −$16,188
• − Property taxes: −$2,801
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,643
• − Management: −$2,643
• − Depreciation: −$8,407
• Taxable loss: −$1,088
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $3,930/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: Prince Georges County
• City population: 80,309
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 31,032
• Household income: $163,105
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 292.0

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: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 6% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Hispanic 1% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 86% English-only · French/Haitian/Cajun 3% Spanish 3% Other Indo-European 1%

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: ▼ -67.18%
• Current HPI: 254.2113
• Rent YoY: ▲ 1.60%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+261.2% since first listed

9 events — show timeline

• 2026-05-30 Listed $289,000 CCARMLS
• 2020-08-19 Sold (Public Records) $180,000 Public Records
• 2020-08-19 Sold (MLS) $180,000 FMLS
• 2020-04-23 Listed $185,000 FMLS
• 2019-12-11 Sold (Public Records) $140,000 Public Records
• 2019-12-05 Sold (MLS) $140,000 CCARMLS
• 2019-09-30 Listed $137,000 CCARMLS
• 2010-12-21 Sold (Public Records) $134,900 Public Records
• 2008-01-11 Sold (Public Records) $80,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,801 · +1.1% YoY. Source: county tax records.