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    Duplex Portfolio on Acreage Title is generated by Realmo AI

    1222 Beaverdale Cutoff, Dalton, GA 30721

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    For Sale
    $765,000

    MULTI_FAMILY - DALTON, GA

    Type:Condominium
    Property size:
    5,992 SF
    Lot size:
    9.98 Acres
    Price / SF:
    $127/SF
    Added:
    Jun 4, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 5 at 6:06 am

    Property Features for 1222 Beaverdale Cutoff

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Condominium
    Bedrooms
    16
    Bathrooms
    8
    Rooms
    Bedroom 9, Bedroom 4, Bedroom 11, Bathroom 7, Bathroom 5, Bathroom 1, Bathroom 8, Bedroom 5, Bedroom 1, Bedroom 6, Bedroom 14, Bedroom 16, Bathroom 6, Bedroom 12, Bathroom 3, Bedroom 8, Bedroom 7, Bedroom 3, Bedroom 2, Bedroom 15, Bedroom 13, Bedroom 10, Bathroom 4, Bathroom 2
    Interior features
    Cable TV Available, Ceiling Fan(s)
    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
    Tile - Ceramic, Carpet
    Roof type
    Metal

    We can help!

    Listing Contact
    Mike Vaughn

    Listing agent Mike Vaughn License #259938

    Listing office Morgan & Associates Realty, LLC 402 S Thornton Ave., Dalton, GA

    Listing date Jun 4, 2026

    MLS# 135725 Listing URL

    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.

    HighLights

    • Investor's special: 4 duplexes plus 1 mobile home lot on 9.98 acres
    • Roof is metal
    • Heating includes wall furnace
    • Cooling includes window unit(s)
    • Water source is public; sewer is septic tank
    • Ceiling fans and cable TV available

    Overview

    This for-sale residential income portfolio includes four duplex units along with mobile home lot(s) on 9.98 acres. The property size is listed at 5,992 square feet, creating a compact residential mix within a larger tract. The offering is positioned for an investor looking for multiple income-producing units in one package.

    The property is located at 1222 Beaverdale Cutoff in Dalton, Georgia, within Whitfield County. The listing is specifically structured around the combined duplex and mobile home lot configuration across the acreage, rather than a single building or standalone site.

    This asset may fit buyers seeking a small multi-unit residential portfolio with both duplex housing and mobile home lot components. With multiple units included under one ownership, it can support an operator’s plan to manage several residential opportunities together. As presented, it is an investor-focused offering and would be best evaluated through due diligence on the duplex and mobile home lot(s) arrangement, unit-level details, and the condition and operating readiness of the improvements.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $61.1k $10.20
    − Vacancy −$3.4k −$0.56
    EGI $57.8k $9.64
    − OpEx −$17.3k −$2.89
    NOI $40.4k $6.75
    5,992 SF · lease $10.20/SF/yr · vacancy 5.50% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $577.6K
    $505.4K – $673.8K (±1% cap)
    NOI $40,430 @ 7.0% cap · market cap 5.28%
    Second Best
    Apartment 5plus
    $520.6K
    $455.5K – $607.4K (±1% cap)
    NOI $36,443 @ 7.0% cap · market cap 4.76%
    Theoretical Best
    Office A
    $956.9K
    $837.3K – $1.12M (±1% cap)
    NOI $66,980 @ 7.0% cap · market cap 8.76%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Building Supply Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon (Bike/Boat/Book/etc) Store Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Dalton
    County
    Whitfield
    State
    Georgia
    Longitude
    -84.8914696
    Latitude
    34.8636241

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    FAQs

    What type of property is this?
    Duplex - For sale portfolio including four duplexes and mobile home lots on 9.98 acres in Whitfield County.
    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 $765,000.
    What are key features of this property?
    This property features: Investor's special: 4 duplexes plus 1 mobile home lot on 9.98 acres; Roof is metal; Heating includes wall furnace
    (706) 264-6405
    We can help!
    Listing Contact
    Mike Vaughn
    Real Estate License ID: 259938
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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