Four-Duplex Residential
For Sale
$749,000
1222 Beaverdale Cutoff, Dalton, GA 30721
Residential Income, DALTON, GA
Property Size5,992 SF
Lot Size9.98 Acres
Price / SF$125
Days on Market94
Property Features for 1222 Beaverdale Cutoff
General Information
Property type
Residential Multi Family
Property subtype
Condominium
Bedrooms
16
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 1, Bathroom 7, Bedroom 16, Bedroom 15, Bedroom 9, Bathroom 4, Bathroom 5, Bathroom 1, Bedroom 5, Bedroom 12, Bedroom 13, Bathroom 3, Bedroom 7, Bathroom 8, Bathroom 2, Bedroom 14, Bedroom 2, Bedroom 4, Bathroom 6, Bedroom 10, Bedroom 3, Bedroom 11, Bedroom 6, Bedroom 8
Interior features
Cable TV Available, Ceiling Fan(s)
Elementary school
Beaverdale
Middle school
N Whitfield
High school
Coahulla Creek
Elementary school district
11
Middle school district
11
High school district
11
Subdivision
4-Whitfield Co-NE
Standard status
Active
APN
11-307-22-000
Size
5,992 SF
Lot size
9.98 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4824
Utilities
Sewer type
Septic Tank
Heating system
Wall Furnace
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1990
Floors in Building
1
Number of units
8
Flooring type
Carpet, Tile - Ceramic
Roof type
Metal
Listing Agency:
Morgan & Associates Realty, LLC
(706) 278-6883
Listed By:
Mike Vaughn · License #259938
(706) 264-6405
Added: Jun 4
Changed: Sep 2
Last Checked: Sep 5 at 1:06AM
MLS# 135725
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 residential property comprises four duplex buildings and a mobile home lot situated on 9.98 acres. The improvements total 5,992 square feet and were built in 1990. The room schedule identifies 16 bedrooms and 8 bathrooms across the property, with ceramic tile and carpet flooring, wall-furnace heating, and window-unit cooling. Metal roofing serves the buildings.
Public water and septic systems support the site. Interior features include ceiling fans and cable TV availability. The property is located in Dalton, Georgia, within Whitfield County, and is identified by the address 1222 Beaverdale Cutoff.
Public water and septic systems support the site. Interior features include ceiling fans and cable TV availability. The property is located in Dalton, Georgia, within Whitfield County, and is identified by the address 1222 Beaverdale Cutoff.
Key Highlights
- Four duplex buildings plus 1 mobile home lot
- 9.98‑acre residential property
- 5,992 square feet of improvements
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
$40,430
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
5.40%
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%
$808,600
$808.6K
Cap Rate 7%
$577,571
$577.6K
Cap Rate 9%
$449,222
$449.2K
Market Conditions
NOI Build-Up for 5,992 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
$61.1K $10.20/SF
− Vacancy
−$3.4K −$0.56/SF
EGI
$57.8K $9.64/SF
− OpEx
−$17.3K −$2.89/SF
NOI
$40.4K $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%
$808,600
Cap Rate 7%
$577,571
Cap Rate 9%
$449,222
Alternative Uses
Best Use
Multifamily LT 5
$577.6K
$505.4K – $673.8K
NOI $40,430 @ 7.0% cap · market cap 5.40%
Second Best
Apartment 5plus
$520.6K
$455.5K – $607.4K
NOI $36,443 @ 7.0% cap · market cap 4.87%
Theoretical Best
Office A
$956.9K
$837.3K – $1.12M
NOI $66,980 @ 7.0% cap · market cap 8.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
14
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Income-producing residential compound with multiple duplex buildings and a mobile home lot across a substantial tract.
Where is this duplex located?
The property is located at 1222 Beaverdale Cutoff Dalton, GA.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Four duplex buildings plus 1 mobile home lot; 9.98‑acre residential property; 5,992 square feet of improvements
