Tenant-Occupied
For Sale
$160,000
115 134 Independence Way, Dalton, GA 30720
Residential Income, DALTON, GA
Property Size2,188 SF
Lot Size0.72 Acres
Price / SF$73.13
Days on Market84
Property Features for 115 134 Independence Way
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 5, Bedroom 2, Bedroom 4, Laundry Room, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 1
Patio and Porch features
Porch
Interior features
Laundry-Closet, Smoke Detector
Exterior features
Porch-Covered
Appliances
Oven/Range, Refrigerator
Elementary school
Valley Point
Middle school
Eastbrook
High school
Southeast
Elementary school district
12
Middle school district
12
High school district
12
Subdivision
5-Whitfield Co-SE
Standard status
Active
APN
12-297-01-080
Size
2,188 SF
Lot size
0.72 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
185
Utilities
Sewer type
Septic Tank
Heating system
See Remarks (Heating)
Cooling system
Wall Unit(s)
Water source
Public
Building Details
Floors in Building
1
Number of units
2
Flooring type
Laminate, Vinyl
Roof type
Metal
Listing Agency:
Selling North Georgia Realty
(706) 271-6549
Listed By:
Drew McAllister
(706) 581-9288
Added: Jun 20
Changed: Sep 7
Last Checked: Sep 11 at 8:06PM
MLS# 135848
Copyright © 2026 Carpet Capital Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex classification covers two tenant-occupied single-wide mobile homes at 115 and 134 Independence Way in Dalton. Together, the homes contain 2,188 square feet and sit on approximately 0.72 acres. Both mobile home titles are included, and each residence has a 12-month lease in place.
The homes are separately metered for electricity and use one shared water meter. Additional property details include public water, a septic tank, covered porches, wall-unit cooling, vinyl and laminate flooring, refrigerators, oven/ranges, laundry closets, and smoke detectors. The residences also include bedrooms, bathrooms, and individual laundry areas. The property is located in Dalton, Whitfield County, Georgia, with postal code 30720.
The homes are separately metered for electricity and use one shared water meter. Additional property details include public water, a septic tank, covered porches, wall-unit cooling, vinyl and laminate flooring, refrigerators, oven/ranges, laundry closets, and smoke detectors. The residences also include bedrooms, bathrooms, and individual laundry areas. The property is located in Dalton, Whitfield County, Georgia, with postal code 30720.
Key Highlights
- Two tenant‑occupied single‑wide mobile homes at 115 and 134 Independence Way
- Approximately 0.72 acres with 2,188 square feet combined
- Both mobile home titles convey with the property
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$13,307
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.32%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$266,140
$266.1K
Cap Rate 7%
$190,100
$190.1K
Cap Rate 9%
$147,856
$147.9K
Market Conditions
NOI Build-Up for 2,188 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$25.5K $11.64/SF
− Vacancy
−$1.3K −$0.58/SF
EGI
$24.2K $11.06/SF
− OpEx
−$10.9K −$4.98/SF
NOI
$13.3K $6.08/SF
Area
Whitfield County, GA
Vacancy
5.00%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$266,140
Cap Rate 7%
$190,100
Cap Rate 9%
$147,856
Alternative Uses
Best Use
Multifamily LT 5
$210.9K
$184.5K – $246.1K
NOI $14,763 @ 7.0% cap · market cap 9.23%
Second Best
Apartment 5plus
$190.1K
$166.3K – $221.8K
NOI $13,307 @ 7.0% cap · market cap 8.32%
Theoretical Best
Office A
$349.4K
$305.7K – $407.6K
NOI $24,458 @ 7.0% cap · market cap 15.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
105
Businesses Nearby
Explore this area
Business Placement
Demographics for 30720, GA
27,547
Population
10,731
Households
2.6
Avg Household Size
37
Median Age
29%
College-Educated
77%
High-School Grad
48.6 sq mi
ZIP Area
567
Density / Sq Mi
$65,620
Median Household Income
$38,014
Median Earnings
$965
Median Rent
$225,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two single-wide homes offer established occupancy, separate electric meters, and shared public water service.
Where is this duplex located?
The property is located at 115 134 Independence Way Dalton, GA.
What is the asking price?
The asking price for this property is $160,000.
What are key features of this property?
This property features: Two tenant‑occupied single‑wide mobile homes at 115 and 134 Independence Way; Approximately 0.72 acres with 2,188 square feet combined; Both mobile home titles convey with the property
