Remodeled Multifamily Property with Expansion
For Sale
$750,000
Pending
3950 S Dixie Hwy, Dalton, GA 30721
Residential Income, DALTON, GA
Property Size7,395 SF
Lot Size2.02 Acres
Days on Market207
Property Features for 3950 S Dixie Hwy
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RES HD
Bedrooms
16
Bathrooms
7
Full bathrooms
12
Rooms
Bathroom 4, Bathroom 7, Bedroom 7, Bedroom 3, Bathroom 1, Bedroom 15, Bedroom 13, Bedroom 4, Bedroom 2, Bedroom 8, Bedroom 6, Bathroom 6, Bedroom 16, Bathroom 3, Bedroom 9, Bedroom 14, Bedroom 1, Bedroom 11, Bathroom 2, Bathroom 5, Bedroom 10, Bedroom 5, Bedroom 12
Interior features
Ceiling Fan(s), Smoke Detector
Basement
Other
Appliances
Dishwasher, Oven/Range
Elementary school
Valley Point
Middle school
Valley Point
High school
Southeast
Elementary school district
13
Middle school district
13
High school district
13
Subdivision
5-Whitfield Co-SE
Standard status
Pending
APN
13-116-01-000
Size
7,395 SF
Lot size
2.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3391
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace, Central
Cooling system
Central Air, Window Unit(s)
Water source
Public
Building Details
Floors in Building
1
Number of units
11
Flooring type
Vinyl
Roof type
Flat, Metal
Listing Agency:
Selling North Georgia Realty
(706) 271-6549
Listed By:
Drew McAllister
(706) 581-9288
Added: Feb 16
Changed: Sep 7
Last Checked: Sep 11 at 8:06PM
MLS# 133897
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 multifamily property includes 11 units across 7,395 square feet on 2.02 acres. Unit interiors were extensively remodeled during 2024-2025, with vinyl flooring, central or wall-furnace heating, and a mix of central air and window-unit cooling. The property also includes dishwashers, oven/ranges, ceiling fans, and smoke detectors. Roof systems were replaced on the houses in 2022 and on the apartments in 2024.
Located at 3950 S Dixie Hwy in Dalton, Georgia, the property has public water and public sewer service. A heavy-duty pump station and new piping were added as part of the sewer conversion. The site carries RES HD zoning, and a preliminary plan provides for six additional 600-square-foot units, bringing the potential total to 17 units within the stated zoning density requirements.
Located at 3950 S Dixie Hwy in Dalton, Georgia, the property has public water and public sewer service. A heavy-duty pump station and new piping were added as part of the sewer conversion. The site carries RES HD zoning, and a preliminary plan provides for six additional 600-square-foot units, bringing the potential total to 17 units within the stated zoning density requirements.
Key Highlights
- 11 income‑producing units on 2.02 acres
- 7,395 square feet of multifamily improvements
- Unit interiors extensively remodeled in 2024‑2025
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
$44,976
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
6.00%
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%
$899,520
$899.5K
Cap Rate 7%
$642,514
$642.5K
Cap Rate 9%
$499,733
$499.7K
Market Conditions
NOI Build-Up for 7,395 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
$86.1K $11.64/SF
− Vacancy
−$4.3K −$0.58/SF
EGI
$81.8K $11.06/SF
− OpEx
−$36.8K −$4.98/SF
NOI
$45.0K $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%
$899,520
Cap Rate 7%
$642,514
Cap Rate 9%
$499,733
Alternative Uses
Best Use
Apartment 5plus
$642.5K
$562.2K – $749.6K
NOI $44,976 @ 7.0% cap · market cap 6.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.18M
$1.03M – $1.38M
NOI $82,663 @ 7.0% cap · market cap 11.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
11
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
Explore this area
Business Placement
Demographics for 30721, GA
53,432
Population
19,866
Households
2.7
Avg Household Size
34
Median Age
12%
College-Educated
70%
High-School Grad
126.8 sq mi
ZIP Area
421
Density / Sq Mi
$57,749
Median Household Income
$33,029
Median Earnings
$898
Median Rent
$172,500
Median Home Value
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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?
Multifamily property - Eleven-unit residential asset with public utilities and recent capital improvements across the property.
Where is this multifamily property located?
The property is located at 3950 S Dixie Hwy Dalton, GA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 11 income‑producing units on 2.02 acres; 7,395 square feet of multifamily improvements; Unit interiors extensively remodeled in 2024‑2025
