Duplex with Two Mobile
For Sale
$175,000
115 134 Independence Way, Dalton, GA 30720
MULTI_FAMILY - DALTON, GA
Property Size2,188 SF
Lot Size0.72 Acres
Price / SF$79.98
Days on Market57
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, Bathroom 1, Bedroom 3, Laundry Room, Bedroom 2, Bedroom 4, Bathroom 2, 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
Vinyl, Laminate
Roof type
Metal
Listing Agency:
Selling North Georgia Realty
(706) 271-6549
Listed By:
Drew McAllister
(706) 271-6549
Added: Jun 20
Changed: Aug 6
Last Checked: Aug 15 at 2:06AM
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 features two tenant-occupied single-wide mobile homes on approximately 0.72 acres. The property includes both mobile home titles and offers 12-month leases in place for each home. Each mobile home has its own electric meter, while the property shares one water meter.
The homes are served by public water and a septic tank sewer system. Exterior features include a covered porch. Interior amenities include a laundry closet and smoke detector, along with appliances such as an oven/range and refrigerator. Flooring includes laminate and vinyl, and cooling is provided by wall unit(s). The roof is metal.
With two independently metered homes and established tenants, the configuration supports straightforward rental operations under the current lease terms.
The homes are served by public water and a septic tank sewer system. Exterior features include a covered porch. Interior amenities include a laundry closet and smoke detector, along with appliances such as an oven/range and refrigerator. Flooring includes laminate and vinyl, and cooling is provided by wall unit(s). The roof is metal.
With two independently metered homes and established tenants, the configuration supports straightforward rental operations under the current lease terms.
Key Highlights
- Two tenant‑occupied single‑wide mobile homes
- Approximately 0.72 acres
- Each home has its own electric meter; property shares one water meter
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
$14,763
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
8.44%
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%
$295,260
$295.3K
Cap Rate 7%
$210,900
$210.9K
Cap Rate 9%
$164,033
$164.0K
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
$22.3K $10.20/SF
− Vacancy
−$1.2K −$0.56/SF
EGI
$21.1K $9.64/SF
− OpEx
−$6.3K −$2.89/SF
NOI
$14.8K $6.75/SF
Area
Whitfield County, GA
Vacancy
5.50%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
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%
$295,260
Cap Rate 7%
$210,900
Cap Rate 9%
$164,033
Alternative Uses
Best Use
Multifamily LT 5
$210.9K
$184.5K – $246.1K
NOI $14,763 @ 7.0% cap · market cap 8.44%
Second Best
Apartment 5plus
$190.1K
$166.3K – $221.8K
NOI $13,307 @ 7.0% cap · market cap 7.60%
Theoretical Best
Office A
$349.4K
$305.7K – $407.6K
NOI $24,458 @ 7.0% cap · market cap 13.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex offering two tenant-occupied single-wide mobile homes, each with separate electric meters and shared 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 $175,000.
What are key features of this property?
This property features: Two tenant‑occupied single‑wide mobile homes; Approximately 0.72 acres; Each home has its own electric meter; property shares one water meter
