126 Mccready Dr · Dallas, GA 30157

$169,900

3 bd · 2.0 ba · 1,508 sqft · Manufactured public records · 50 Days on market

Built 1988 0.51 ac lot $113/sqft · 42% below area Est $291k · 42% under ↓ 20% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Build the home you’ve always imagined on this beautiful .5-acre homesite next to 126 McCready Dr in growing Dallas, GA. Offering the perfect blend of privacy, space, and convenience, this property is a rare opportunity to create a custom home tailored to your lifestyle. Picture your dream home nestled among the trees, with room for a welcoming front porch, a spacious backyard, garden, fire pit, pool, or workshop — the possibilities are endless. Whether you envision a cozy ranch, modern farmhouse, or timeless traditional design, this lot gives you the freedom to bring your vision to life. Located in desirable Paulding County, you’ll enjoy the charm of Dallas with nearby shopping, dining, parks, and schools, while still feeling tucked away from the hustle and bustle. Easy access to surrounding areas makes commuting simple, while the peaceful setting offers the escape you’ve been looking for. Land opportunities like this are becoming harder to find. Secure your piece of Georgia and start planning the home and lifestyle you’ve always wanted.

Key facts

• Spacious lot
• Nearby highways
• Easy access to parks

Tags

• SPACIOUS LOT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO PARKS
• EASY ACCESS TO CONVENIENCES
• NEARBY HIGHWAYS

Property features AI

Exterior

• Parking: Detached garage; Driveway parking; Garage parking (2 garage spaces); Open parking available
• Utilities: Public water; Septic tank sewer; 110-volt electric; Cable available; Electricity available; Water available
• Home design: Double-wide mobile home; Single-story (one level); Resale property; Composition roof
• Construction: Vinyl siding; Composition roof
• Exterior features: Private entrance; Private yard; Deck; Front porch; Asphalt road frontage on a county road

Interior

• Kitchen: Breakfast bar; Stained cabinets; Eat-in kitchen; Laminate counters; Dishwasher; Electric cooktop
• Bedrooms: Master bedroom on main level; Roommate floor plan; 3 main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings; Double-pane windows; Factory-built fireplace (1)
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.2% in Dallas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#192 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D, amenities F.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.8%/yr); 598 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $52k; list at $170k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

• ARV (median comp): $291,407
• List price: $169,900
• Delta: -41.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,141
• Equity at exit: $25,333

10-year hold

• IRR: 7.3%
• Equity multiple: 1.48×
• Total profit: $22,800
• Equity at exit: $14,690

Cash invested: $47,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30157

• Home prices YoY: -9.4%
• Rents YoY: -2.8%
• Active inventory: 598
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$891
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $542

Break-even live

Break-even rent $1,291

Max offer price $169,900

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1175 Old Harris Rd Dallas, GA	1.0–3.0	1.0–2.0	1049	$1,707	$1.63	1d	30	0.41mi
155 Silver Fox Trl Dallas, GA	3.0	3.0	1702	$1,911	$1.12	5d	1	0.53mi
179 Silver Fox Trl Dallas, GA	3.0	2.0	1260	$1,765	$1.40	1d	1	0.59mi
289 Silver Ridge Dr Dallas, GA	3.0	2.5	1900	$1,750	$0.92	43d	1	0.59mi
204 Sage Woods Way Dallas, GA	3.0	2.0	1733	$2,495	$1.44	43d	1	0.85mi
1068 Merchants Dr Dallas, GA	2.0–3.0	2.0	1300	$1,825	$1.40	3d	12	0.90mi
2300 Paris Rd Dallas, GA	3.0–4.0	2.5	2092	$2,350	$1.12	5d	9	1.00mi
104 Logan Creek Ct Dallas, GA	3.0	2.0	1667	$2,149	$1.29	5d	1	1.11mi
426 Ivy Crest Dr Dallas, GA	3.0	2.0	1220	$1,865	$1.53	1d	1	1.20mi
430 Ivy Crest Dr Dallas, GA	3.0	2.0	1220	$1,900	$1.56	5d	1	1.22mi
104 Ivy Trace Ln Dallas, GA	3.0	2.0	1220	$1,699	$1.39	2d	1	1.29mi
110 Ivy Trace Ln Dallas, GA	3.0	2.0	1351	$1,971	$1.46	5d	1	1.30mi
119 Twin Pines Ct Dallas, GA	3.0	2.0	1665	$1,795	$1.08	20d	1	1.31mi
107 Ivy Trace Ln Dallas, GA	3.0	2.0	1220	$1,850	$1.52	5d	1	1.32mi
350 WI Pkwy Unit 16 Dallas, GA	2.0	1.5	1200	$1,349	$1.12	43d	1	1.35mi
350 WI Pkwy Unit 12 Dallas, GA	2.0	1.5	1200	$1,349	$1.12	24d	1	1.45mi
426 W I Pkwy Dallas, GA	2.0	1.5	1088	$1,325	$1.22	43d	1	1.45mi

Listing history 37 events

1. 2026-06-18
   days on market $169,900 Active 50 DOM
2. 2026-06-17
   days on market $169,900 Active 49 DOM
3. 2026-06-16
   days on market $169,900 Active 48 DOM
4. 2026-06-15
   days on market $169,900 Active 47 DOM
5. 2026-06-13
   days on market $169,900 Active 45 DOM
6. 2026-06-13
   days on market $169,900 Active 44 DOM
7. 2026-06-09
   days on market $169,900 Active 41 DOM
8. 2026-06-08
   days on market $169,900 Active 40 DOM
9. 2026-06-07
   days on market $169,900 Active 39 DOM
10. 2026-06-04
    days on market $169,900 Active 36 DOM

    Show marketing remark (1056 chars)

    Build the home you've always imagined on this beautiful .5-acre homesite next to 126 McCready Dr in growing Dallas, GA. Offering the perfect blend of privacy, space, and convenience, this property is a rare opportunity to create a custom home tailored to your lifestyle. Picture your dream home nestled among the trees, with room for a welcoming front porch, a spacious backyard, garden, fire pit, pool, or workshop - the possibilities are endless. Whether you envision a cozy ranch, modern farmhouse, or timeless traditional design, this lot gives you the freedom to bring your vision to life. Located in desirable Paulding County, you'll enjoy the charm of Dallas with nearby shopping, dining, parks, and schools, while still feeling tucked away from the hustle and bustle. Easy access to surrounding areas makes commuting simple, while the peaceful setting offers the escape you've been looking for. Land opportunities like this are becoming harder to find. Secure your piece of Georgia and start planning the home and lifestyle you've always wanted.

11. 2026-06-03
    days on market $169,900 Active 35 DOM
12. 2026-06-02
    days on market $169,900 Active 34 DOM
13. 2026-06-01
    days on market $169,900 Active 33 DOM
14. 2026-05-31
    days on market $169,900 Active 32 DOM
15. 2026-04-30
    historical Active Under Contract 1056-char remark

    Show marketing remark (1086 chars)

    Build the home you’ve always imagined on this beautiful .5-acre homesite next to 126 McCready Dr in growing Dallas, GA. Offering the perfect blend of privacy, space, and convenience, this property is a rare opportunity to create a custom home tailored to your lifestyle. Picture your dream home nestled among the trees, with room for a welcoming front porch, a spacious backyard, garden, fire pit, pool, or workshop — the possibilities are endless. Whether you envision a cozy ranch, modern farmhouse, or timeless traditional design, this lot gives you the freedom to bring your vision to life. Located in desirable Paulding County, you’ll enjoy the charm of Dallas with nearby shopping, dining, parks, and schools, while still feeling tucked away from the hustle and bustle. Easy access to surrounding areas makes commuting simple, while the peaceful setting offers the escape you’ve been looking for. Land opportunities like this are becoming harder to find. Secure your piece of Georgia and start planning the home and lifestyle you’ve always wanted.

16. 2026-04-30
    historical Active Under Contract 1086-char remark

    Show marketing remark (1086 chars)

    Build the home you’ve always imagined on this beautiful .5-acre homesite next to 126 McCready Dr in growing Dallas, GA. Offering the perfect blend of privacy, space, and convenience, this property is a rare opportunity to create a custom home tailored to your lifestyle. Picture your dream home nestled among the trees, with room for a welcoming front porch, a spacious backyard, garden, fire pit, pool, or workshop — the possibilities are endless. Whether you envision a cozy ranch, modern farmhouse, or timeless traditional design, this lot gives you the freedom to bring your vision to life. Located in desirable Paulding County, you’ll enjoy the charm of Dallas with nearby shopping, dining, parks, and schools, while still feeling tucked away from the hustle and bustle. Easy access to surrounding areas makes commuting simple, while the peaceful setting offers the escape you’ve been looking for. Land opportunities like this are becoming harder to find. Secure your piece of Georgia and start planning the home and lifestyle you’ve always wanted.

17. 2026-04-29
    listed $169,900 New

    Show marketing remark (1056 chars)

    Build the home you've always imagined on this beautiful .5-acre homesite next to 126 McCready Dr in growing Dallas, GA. Offering the perfect blend of privacy, space, and convenience, this property is a rare opportunity to create a custom home tailored to your lifestyle. Picture your dream home nestled among the trees, with room for a welcoming front porch, a spacious backyard, garden, fire pit, pool, or workshop - the possibilities are endless. Whether you envision a cozy ranch, modern farmhouse, or timeless traditional design, this lot gives you the freedom to bring your vision to life. Located in desirable Paulding County, you'll enjoy the charm of Dallas with nearby shopping, dining, parks, and schools, while still feeling tucked away from the hustle and bustle. Easy access to surrounding areas makes commuting simple, while the peaceful setting offers the escape you've been looking for. Land opportunities like this are becoming harder to find. Secure your piece of Georgia and start planning the home and lifestyle you've always wanted.

18. 2026-04-29
    listed $49,900 New 1056-char remark

    Show marketing remark (1056 chars)

    Build the home you've always imagined on this beautiful .5-acre homesite next to 126 McCready Dr in growing Dallas, GA. Offering the perfect blend of privacy, space, and convenience, this property is a rare opportunity to create a custom home tailored to your lifestyle. Picture your dream home nestled among the trees, with room for a welcoming front porch, a spacious backyard, garden, fire pit, pool, or workshop - the possibilities are endless. Whether you envision a cozy ranch, modern farmhouse, or timeless traditional design, this lot gives you the freedom to bring your vision to life. Located in desirable Paulding County, you'll enjoy the charm of Dallas with nearby shopping, dining, parks, and schools, while still feeling tucked away from the hustle and bustle. Easy access to surrounding areas makes commuting simple, while the peaceful setting offers the escape you've been looking for. Land opportunities like this are becoming harder to find. Secure your piece of Georgia and start planning the home and lifestyle you've always wanted.

19. 2026-04-29
    listed $49,900 Active 1086-char remark

    Show marketing remark (1056 chars)

    Build the home you've always imagined on this beautiful .5-acre homesite next to 126 McCready Dr in growing Dallas, GA. Offering the perfect blend of privacy, space, and convenience, this property is a rare opportunity to create a custom home tailored to your lifestyle. Picture your dream home nestled among the trees, with room for a welcoming front porch, a spacious backyard, garden, fire pit, pool, or workshop - the possibilities are endless. Whether you envision a cozy ranch, modern farmhouse, or timeless traditional design, this lot gives you the freedom to bring your vision to life. Located in desirable Paulding County, you'll enjoy the charm of Dallas with nearby shopping, dining, parks, and schools, while still feeling tucked away from the hustle and bustle. Easy access to surrounding areas makes commuting simple, while the peaceful setting offers the escape you've been looking for. Land opportunities like this are becoming harder to find. Secure your piece of Georgia and start planning the home and lifestyle you've always wanted.

20. 2026-04-29
    listed $169,900 Active

    Show marketing remark (1056 chars)

    Build the home you've always imagined on this beautiful .5-acre homesite next to 126 McCready Dr in growing Dallas, GA. Offering the perfect blend of privacy, space, and convenience, this property is a rare opportunity to create a custom home tailored to your lifestyle. Picture your dream home nestled among the trees, with room for a welcoming front porch, a spacious backyard, garden, fire pit, pool, or workshop - the possibilities are endless. Whether you envision a cozy ranch, modern farmhouse, or timeless traditional design, this lot gives you the freedom to bring your vision to life. Located in desirable Paulding County, you'll enjoy the charm of Dallas with nearby shopping, dining, parks, and schools, while still feeling tucked away from the hustle and bustle. Easy access to surrounding areas makes commuting simple, while the peaceful setting offers the escape you've been looking for. Land opportunities like this are becoming harder to find. Secure your piece of Georgia and start planning the home and lifestyle you've always wanted.

21. 2018-05-07
    status Under Contract
22. 2018-05-07
    soldstatus $63,000 Sold
23. 2018-04-18
    soldstatus $63,000 Sold
24. 2018-02-21
    historical
25. 2018-02-21
    historical
26. 2018-02-03
    price $73,900
27. 2018-02-02
    price $73,900
28. 2018-01-05
    price $85,900
29. 2018-01-05
    price $85,900
30. 2017-12-16
    price $90,000
31. 2017-12-15
    price $90,000
32. 2017-11-22
    listed $99,900 Active
33. 2017-11-22
    listed $99,900 New
34. 2015-11-12
    historical
35. 2015-09-23
    status Under Contract
36. 2015-09-18
    listed $42,000 New
37. 1994-11-01
    soldstatus $65,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $698 · $58/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$865/yr (+$72/mo · 124.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,728
• − Mortgage interest: −$9,517
• − Property taxes: −$698
• − Insurance: −$850
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$4,943
• Taxable income: $3,925
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $5,564/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 of 174 in GA

Livability — Dallas

• Score: 66/100
• State rank: #192
• US rank: #11802

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety C User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Paulding County · 134,013 people
• City population: 106,793
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 53,445
• Household income: $93,625
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 375.0

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.28%
• Current HPI: 330.3487
• Rent YoY: ▼ -2.83%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-20.0% since first listed

26 events — show timeline

• 2026-06-04 Sold (MLS) $52,000 GAMLS
• 2026-06-04 Sold (MLS) $52,000 FMLS
• 2026-05-30 Pending — FMLS
• 2026-04-30 Contingent — GAMLS
• 2026-04-30 Contingent — FMLS
• 2026-04-29 Listed $169,900 FMLS
• 2026-04-29 Listed $169,900 GAMLS
• 2026-04-29 Listed $49,900 GAMLS
• 2026-04-29 Listed $49,900 FMLS
• 2018-05-07 Pending — GAMLS
• 2018-05-07 Sold (MLS) $63,000 GAMLS
• 2018-04-18 Sold (MLS) $63,000 FMLS
• 2018-02-21 Listing Removed — GAMLS
• 2018-02-21 Listing Removed — FMLS
• 2018-02-03 Price Changed $73,900 GAMLS
• 2018-02-02 Price Changed $73,900 FMLS
• 2018-01-05 Price Changed $85,900 GAMLS
• 2018-01-05 Price Changed $85,900 FMLS
• 2017-12-16 Price Changed $90,000 GAMLS
• 2017-12-15 Price Changed $90,000 FMLS
• 2017-11-22 Listed $99,900 GAMLS
• 2017-11-22 Listed $99,900 FMLS
• 2015-11-12 Listing Removed — GAMLS
• 2015-09-23 Pending — GAMLS
• 2015-09-18 Listed $42,000 GAMLS
• 1994-11-01 Sold (Public Records) $65,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $698 · +6.1% YoY. Source: county tax records.