2256 Waring Rd NW · Dalton, GA 30721

$185,000

3 bd · 1.0 ba · 1,298 sqft · SingleFamily public records · 195 Days on market

Built 1961 0.97 ac lot $143/sqft · 28% below area Est $257k · 28% 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).

• Cash flow +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential at 2256 Waring Road — a charming opportunity ideal for investors or first-time homebuyers. This 3-bedroom, 1-bath home features a welcoming front porch and a practical layout ready for personal touches. The kitchen offers excellent functionality with a double oven, stove, vent hood, and island. The full bathroom includes a tiled tub/shower for added durability. Outside, a convenient storage building enhances the property's usefulness. With a little TLC, this home can shine and deliver tremendous value.

Key facts

• Front porch
• Storage building
• Double oven

Tags

• FRONT PORCH
• DOUBLE OVEN
• TILED TUB
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $68 ($816/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 $154k (16.8% below list).
• Recommended offer: $154k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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.
• Market conditions: 384 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 $1k of loan paydown is wiped out by about $6k 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 195 days — a 12% lower offer ($163k) 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 $55k; list at $185k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,881 (16.8% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (median comp): $257,113
• List price: $185,000
• Delta: -28.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Stinson Drive Dr	0.39mi	3/2.0	1,328 (+2%)	10mo	$279,900	$211	65
2326 Waring Rd NW	0.32mi	3/2.0	1,137 (-12%)	22mo	$275,000	$242	42
1617 Oakhill Dr NW	0.74mi	3/1.0	1,407 (+8%)	16mo	$145,500	$103	38

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-25,703
• Equity at exit: $27,584

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-17,036
• Equity at exit: $15,995

Cash invested: $51,800 (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: 384
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $68

Break-even live

Break-even rent $1,453

Max offer price $185,000

Occupancy floor 91%

Sensitivity live

Price	-10% $173	-5% $120	+0% $68	+5% $16	+10% $-37
Rent	-10% $-54	-5% $7	+0% $68	+5% $129	+10% $190
Rate	-1.0pp $161	-0.5pp $115	base $68	+0.5pp $20	+1.0pp $-29

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   days on market $185,000 Active 195 DOM
2. 2026-05-31
   days on market $185,000 Active 194 DOM
3. 2026-05-30
   days on market $185,000 Active 193 DOM
4. 2026-03-09
   status Active 536-char remark

   Show marketing remark (536 chars)

   Discover the potential at 2256 Waring Road — a charming opportunity ideal for investors or first-time homebuyers. This 3-bedroom, 1-bath home features a welcoming front porch and a practical layout ready for personal touches. The kitchen offers excellent functionality with a double oven, stove, vent hood, and island. The full bathroom includes a tiled tub/shower for added durability. Outside, a convenient storage building enhances the property's usefulness. With a little TLC, this home can shine and deliver tremendous value.

5. 2026-03-09
   status Active 536-char remark

   Show marketing remark (536 chars)

   Discover the potential at 2256 Waring Road — a charming opportunity ideal for investors or first-time homebuyers. This 3-bedroom, 1-bath home features a welcoming front porch and a practical layout ready for personal touches. The kitchen offers excellent functionality with a double oven, stove, vent hood, and island. The full bathroom includes a tiled tub/shower for added durability. Outside, a convenient storage building enhances the property's usefulness. With a little TLC, this home can shine and deliver tremendous value.

6. 2026-03-04
   status Pending 536-char remark

   Show marketing remark (536 chars)

   Discover the potential at 2256 Waring Road — a charming opportunity ideal for investors or first-time homebuyers. This 3-bedroom, 1-bath home features a welcoming front porch and a practical layout ready for personal touches. The kitchen offers excellent functionality with a double oven, stove, vent hood, and island. The full bathroom includes a tiled tub/shower for added durability. Outside, a convenient storage building enhances the property's usefulness. With a little TLC, this home can shine and deliver tremendous value.

7. 2026-03-04
   status Pending 536-char remark

   Show marketing remark (536 chars)

   Discover the potential at 2256 Waring Road — a charming opportunity ideal for investors or first-time homebuyers. This 3-bedroom, 1-bath home features a welcoming front porch and a practical layout ready for personal touches. The kitchen offers excellent functionality with a double oven, stove, vent hood, and island. The full bathroom includes a tiled tub/shower for added durability. Outside, a convenient storage building enhances the property's usefulness. With a little TLC, this home can shine and deliver tremendous value.

8. 2025-11-14
   listed $185,000 Active 536-char remark

   Show marketing remark (536 chars)

   Discover the potential at 2256 Waring Road — a charming opportunity ideal for investors or first-time homebuyers. This 3-bedroom, 1-bath home features a welcoming front porch and a practical layout ready for personal touches. The kitchen offers excellent functionality with a double oven, stove, vent hood, and island. The full bathroom includes a tiled tub/shower for added durability. Outside, a convenient storage building enhances the property's usefulness. With a little TLC, this home can shine and deliver tremendous value.

9. 2025-11-14
   listed $185,000 Active 536-char remark

   Show marketing remark (536 chars)

   Discover the potential at 2256 Waring Road — a charming opportunity ideal for investors or first-time homebuyers. This 3-bedroom, 1-bath home features a welcoming front porch and a practical layout ready for personal touches. The kitchen offers excellent functionality with a double oven, stove, vent hood, and island. The full bathroom includes a tiled tub/shower for added durability. Outside, a convenient storage building enhances the property's usefulness. With a little TLC, this home can shine and deliver tremendous value.

10. 2003-03-07
    soldstatus $55,000

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$497/yr (+$41/mo · 41.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $18,466
• − Mortgage interest: −$10,363
• − Property taxes: −$1,205
• − Insurance: −$925
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$5,382
• Taxable loss: −$2,363
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $1,383/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: 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

+236.4% since first listed

7 events — show timeline

• 2026-03-09 Relisted — GCAR
• 2026-03-09 Relisted — CCARMLS
• 2026-03-04 Pending — CCARMLS
• 2026-03-04 Pending — GCAR
• 2025-11-14 Listed $185,000 CCARMLS
• 2025-11-14 Listed $185,000 GCAR
• 2003-03-07 Sold (Public Records) $55,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,205 · +7.3% YoY. Source: county tax records.