51 Hollyberry Ct · Hiram, GA 30157

$195,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 25 Days on market

Built 1992 0.65 ac lot $174/sqft · 25% below area Est $258k · 25% under

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Why this score? — see what drove the C+ 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

51 Hollyberry Drive in Dallas, GA offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout. The kitchen features sleek granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. Enjoy a private backyard, attached garage, and convenient access to schools, shopping, and parks. This turnkey home is ready for you schedule your showing today!

Key facts

• Attached garage
• Private backyard
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• PRIVATE BACKYARD
• ATTACHED GARAGE
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.8% in Hiram — 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 68/100 on livability (#152 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D+, schools D, crime 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; 2 comparable units currently listed for rent nearby; 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 $6k 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 25 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y 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 $135k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.09% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (median comp): $258,337
• List price: $195,000
• Delta: -24.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Leggett Rd	0.27mi	3/2.0	1,104 (-1%)	1mo	$222,000	$201	84
88 Hollyberry Ct	0.05mi	3/2.0	1,218 (+9%)	14mo	$289,900	$238	71
25 Cade Ct	0.48mi	3/2.0	1,104 (-1%)	15mo	$262,000	$237	63
784 Marshall Fuller Rd	0.30mi	3/2.0	1,152 (+3%)	23mo	$255,000	$221	62
352 Jane Harris Rd	0.61mi	3/1.5	1,092 (-2%)	12mo	$197,500	$181	56
5524 Villa Rica Hwy	0.35mi	3/2.0	1,264 (+13%)	21mo	$219,775	$174	45
921 Marshall Fuller Rd	0.64mi	3/2.0	1,256 (+12%)	6mo	$234,900	$187	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.73×
• Total profit: $-14,574
• Equity at exit: $29,075

10-year hold

• IRR: -2.1%
• Equity multiple: 0.88×
• Total profit: $-6,823
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$214 /mo · $2,574/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $365

Break-even live

Break-even rent $1,669

Max offer price $195,000

Occupancy floor 78%

Sensitivity live

Price	-10% $476	-5% $420	+0% $365	+5% $310	+10% $255
Rent	-10% $197	-5% $281	+0% $365	+5% $449	+10% $533
Rate	-1.0pp $463	-0.5pp $415	base $365	+0.5pp $315	+1.0pp $263

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Adelene Way Dallas, GA	3.0	2.0	1334	$1,765	$1.32	25d	1	1.01mi
165 Ladora Dr Dallas, GA	3.0	2.0	1482	$1,800	$1.21	44d	1	1.36mi

Listing history 38 events

1. 2026-05-15
   status Under Contract 385-char remark

   Show marketing remark (385 chars)

   51 Hollyberry Drive in Dallas, GA offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout. The kitchen features sleek granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. Enjoy a private backyard, attached garage, and convenient access to schools, shopping, and parks. This turnkey home is ready for you schedule your showing today!

2. 2026-05-15
   status Pending 385-char remark

   Show marketing remark (385 chars)

   51 Hollyberry Drive in Dallas, GA offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout. The kitchen features sleek granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. Enjoy a private backyard, attached garage, and convenient access to schools, shopping, and parks. This turnkey home is ready for you schedule your showing today!

3. 2026-04-28
   status Price Change 385-char remark

   Show marketing remark (385 chars)

   51 Hollyberry Drive in Dallas, GA offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout. The kitchen features sleek granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. Enjoy a private backyard, attached garage, and convenient access to schools, shopping, and parks. This turnkey home is ready for you schedule your showing today!

4. 2026-04-28
   status Active 385-char remark

   Show marketing remark (385 chars)

   51 Hollyberry Drive in Dallas, GA offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout. The kitchen features sleek granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. Enjoy a private backyard, attached garage, and convenient access to schools, shopping, and parks. This turnkey home is ready for you schedule your showing today!

5. 2026-04-28
   price $195,000 385-char remark

   Show marketing remark (385 chars)

   51 Hollyberry Drive in Dallas, GA offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout. The kitchen features sleek granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. Enjoy a private backyard, attached garage, and convenient access to schools, shopping, and parks. This turnkey home is ready for you schedule your showing today!

6. 2026-04-28
   price $195,000 385-char remark

   Show marketing remark (385 chars)

   51 Hollyberry Drive in Dallas, GA offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout. The kitchen features sleek granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. Enjoy a private backyard, attached garage, and convenient access to schools, shopping, and parks. This turnkey home is ready for you schedule your showing today!

7. 2026-04-17
   status Under Contract 385-char remark

   Show marketing remark (385 chars)

   51 Hollyberry Drive in Dallas, GA offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout. The kitchen features sleek granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. Enjoy a private backyard, attached garage, and convenient access to schools, shopping, and parks. This turnkey home is ready for you schedule your showing today!

8. 2026-04-17
   status Pending 385-char remark

   Show marketing remark (385 chars)

   51 Hollyberry Drive in Dallas, GA offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout. The kitchen features sleek granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. Enjoy a private backyard, attached garage, and convenient access to schools, shopping, and parks. This turnkey home is ready for you schedule your showing today!

9. 2026-04-09
   listed $204,000 New 385-char remark

   Show marketing remark (385 chars)

   51 Hollyberry Drive in Dallas, GA offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout. The kitchen features sleek granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. Enjoy a private backyard, attached garage, and convenient access to schools, shopping, and parks. This turnkey home is ready for you schedule your showing today!

10. 2026-04-09
    listed $204,000 Active 385-char remark

    Show marketing remark (385 chars)

    51 Hollyberry Drive in Dallas, GA offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout. The kitchen features sleek granite countertops and plenty of cabinet space, perfect for everyday living and entertaining. Enjoy a private backyard, attached garage, and convenient access to schools, shopping, and parks. This turnkey home is ready for you schedule your showing today!

11. 2026-02-04
    historical
12. 2026-02-04
    historical
13. 2026-01-06
    price $219,000
14. 2026-01-06
    price $219,000
15. 2025-12-19
    price $229,000
16. 2025-12-19
    price $229,000
17. 2025-11-04
    price $239,000
18. 2025-11-04
    price $239,000
19. 2025-10-14
    price $249,000
20. 2025-10-14
    price $249,000
21. 2025-08-29
    price $259,000
22. 2025-08-29
    price $259,000
23. 2025-08-05
    listed $269,000 New
24. 2025-08-05
    listed $269,000 Active
25. 2019-04-04
    soldstatus $135,000
26. 2019-03-29
    soldstatus $135,000 Sold
27. 2019-03-28
    soldstatus $135,000 Closed
28. 2019-03-15
    status Back on Market
29. 2019-03-15
    status Active
30. 2019-03-08
    status Under Contract
31. 2019-03-08
    status Pending
32. 2019-02-06
    listed $144,900 Active
33. 2019-02-06
    listed $144,900 New
34. 2008-12-23
    soldstatus $53,500
35. 2008-12-22
    soldstatus $53,500
36. 2008-09-11
    listed $59,900
37. 2000-07-27
    soldstatus $80,000
38. 1992-09-28
    soldstatus $45,997

ⓘ 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: $2,574 · $214/mo
• Projected year-2 tax: $2,574 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,571
• − Mortgage interest: −$10,923
• − Property taxes: −$2,574
• − Insurance: −$975
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$5,673
• Taxable income: $1,336
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $4,061/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 — Hiram

• Score: 68/100
• State rank: #152
• US rank: #9861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Paulding County · 134,013 people
• City population: 27,220
• 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

+323.9% since first listed

38 events — show timeline

• 2026-05-15 Pending — GAMLS
• 2026-05-15 Pending — FMLS
• 2026-04-28 Relisted — GAMLS
• 2026-04-28 Relisted — FMLS
• 2026-04-28 Price Changed $195,000 GAMLS
• 2026-04-28 Price Changed $195,000 FMLS
• 2026-04-17 Pending — GAMLS
• 2026-04-17 Pending — FMLS
• 2026-04-09 Listed $204,000 FMLS
• 2026-04-09 Listed $204,000 GAMLS
• 2026-02-04 Listing Removed — FMLS
• 2026-02-04 Listing Removed — GAMLS
• 2026-01-06 Price Changed $219,000 GAMLS
• 2026-01-06 Price Changed $219,000 FMLS
• 2025-12-19 Price Changed $229,000 GAMLS
• 2025-12-19 Price Changed $229,000 FMLS
• 2025-11-04 Price Changed $239,000 GAMLS
• 2025-11-04 Price Changed $239,000 FMLS
• 2025-10-14 Price Changed $249,000 GAMLS
• 2025-10-14 Price Changed $249,000 FMLS
• 2025-08-29 Price Changed $259,000 GAMLS
• 2025-08-29 Price Changed $259,000 FMLS
• 2025-08-05 Listed $269,000 FMLS
• 2025-08-05 Listed $269,000 GAMLS
• 2019-04-04 Sold (Public Records) $135,000 Public Records
• 2019-03-29 Sold (MLS) $135,000 GAMLS
• 2019-03-28 Sold (MLS) $135,000 FMLS
• 2019-03-15 Relisted — GAMLS
• 2019-03-15 Relisted — FMLS
• 2019-03-08 Pending — GAMLS
• 2019-03-08 Pending — FMLS
• 2019-02-06 Listed $144,900 GAMLS
• 2019-02-06 Listed $144,900 FMLS
• 2008-12-23 Sold (Public Records) $53,500 Public Records
• 2008-12-22 Sold (MLS) $53,500 FMLS
• 2008-09-11 Listed $59,900 FMLS
• 2000-07-27 Sold (Public Records) $80,000 Public Records
• 1992-09-28 Sold (Public Records) $45,997 Public Records

Property tax history

+13.2%/yr

Latest (2025): $2,574 · +28.6% YoY. Source: county tax records.