New Duplex with Open
For Sale
$315,000
2316 Epperson Dr, Dalton, GA 30721
Two residential units offer LVP flooring, combined kitchen and living areas, and backyard space.
Property Size1,600 SF
Price / SF$196.88
Days on Market129
Property Features for 2316 Epperson Dr
General Information
Standard status
Active
Size
1,600 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Listing Agency:
eXp Realty, LLC
(706) 260-9656
Listed By:
Tracy Spence · License #428655
(706) 260-9656
Source:
Exprealty
Added: Apr 24
Changed: Aug 30
Last Checked: Aug 30 at 11:41AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of eXp Realty, LLC
Investment Insights
Based on property information with market context.
This newly built duplex contains 1,600 square feet, with two separate residences designed around an open kitchen, living, and dining arrangement. Each side includes two bedrooms, one bathroom, and LVP flooring throughout. Backyard space is also provided for each residence.
Located at 2316 Epperson Dr in Dalton, GA, the property has an estimated completion date of July 2026. Sample images are included in the property information.
Located at 2316 Epperson Dr in Dalton, GA, the property has an estimated completion date of July 2026. Sample images are included in the property information.
Key Highlights
- Two‑unit duplex totaling 1,600 square feet
- Each side includes 2 bedrooms and 1 bathroom
- LVP flooring throughout both residences
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
$10,796
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
3.43%
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%
$215,920
$215.9K
Cap Rate 7%
$154,229
$154.2K
Cap Rate 9%
$119,956
$120.0K
Market Conditions
NOI Build-Up for 1,600 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
$16.3K $10.20/SF
− Vacancy
−$898 −$0.56/SF
EGI
$15.4K $9.64/SF
− OpEx
−$4.6K −$2.89/SF
NOI
$10.8K $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%
$215,920
Cap Rate 7%
$154,229
Cap Rate 9%
$119,956
Alternative Uses
Best Use
Multifamily LT 5
$154.2K
$135.0K – $179.9K
NOI $10,796 @ 7.0% cap · market cap 3.43%
Second Best
Apartment 5plus
$139.0K
$121.6K – $162.2K
NOI $9,731 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$255.5K
$223.6K – $298.1K
NOI $17,885 @ 7.0% cap · market cap 5.68%
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
77
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer LVP flooring, combined kitchen and living areas, and backyard space.
Where is this duplex located?
The property is located at 2316 Epperson Dr Dalton, GA.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,600 square feet; Each side includes 2 bedrooms and 1 bathroom; LVP flooring throughout both residences
