47 Sage Ct · Dallas, GA 30157

$304,900

4 bd · 2.5 ba · 2,312 sqft · SingleFamily public records · 93 Days on market

Built 2005 0.42 ac lot $132/sqft · 19% below area Est $377k · 19% under $151/mo HOA · 6% of rent ↓ 16% since listing

---

Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two story home with 4 bedrooms and 2.5 bathrooms. The house has a spacious eat in kitchen and living room. The bedrooms are located on the upper level. The primary bedroom has a primary bathroom. There are 3 additional bedrooms and full bath on the upper level. There is an attached front entry two car garage. The kitchen has a sliding glass door to the back deck. The house has a partially fenced yard. This house is located on a cul de sac lot. Freddie Mac will offer homebuyers and non-profits an exclusive opportunity to purchase this home prior to competition from investors. Highest and Best form due by May 11th 12:00 p.m.

Key facts

• Eat in kitchen
• Sliding glass door
• Cul de sac lot

Tags

• EAT IN KITCHEN
• SLIDING GLASS DOOR
• PARTIALLY FENCED YARD
• CUL DE SAC LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (22.7% below list).
• Recommended offer: $236k (22.7% below list) — sets the bar for 1% rule.

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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 93 days — a 9% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,651 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 10.8

CMA / ARV

• ARV (median comp): $377,323
• List price: $304,900
• Delta: -19.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Cedar Bay Cir	0.11mi	4/2.5	2,352 (+2%)	4mo	$390,000	$166	88
301 Red Maple Way	0.26mi	4/2.5	2,360 (+2%)	2mo	$340,000	$144	82
89 Candy Lilly Ct	0.10mi	3/2.5 (-1)	2,041 (-12%)	7mo	$320,000	$157	65
168 Sugar Berry Pl	0.26mi	3/2.5 (-1)	2,041 (-12%)	2mo	$335,000	$164	62
40 Riverrock Trce	0.43mi	3/2.5 (-1)	2,188 (-5%)	8mo	$492,550	$225	60
122 Riverbirch Way	0.64mi	4/3.5	2,292 (-1%)	11mo	$453,000	$198	56
30 Riverrock Trl	0.35mi	4/4.0	2,515 (+9%)	11mo	$530,710	$211	54
143 Frances Dr	0.75mi	3/2.0 (-1)	2,188 (-5%)	2mo	$328,000	$150	48
47 Stevenson Trl	0.74mi	4/3.0	2,553 (+10%)	2mo	$320,000	$125	45
170 Summer Creek Cv	0.66mi	4/2.0	2,019 (-13%)	5mo	$270,000	$134	42
235 Stevenson Trl	0.73mi	4/2.0	2,019 (-13%)	3mo	$327,000	$162	40
411 Hollis Cir	0.71mi	4/2.5	1,997 (-14%)	12mo	$335,000	$168	34

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: -27.1%
• Equity multiple: 0.11×
• Total profit: $-75,787
• Equity at exit: $45,462

10-year hold

• IRR: -40.9%
• Equity multiple: -0.38×
• Total profit: $-117,557
• Equity at exit: $26,362

Cash invested: $85,372 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$292 /mo · $3,499/yr
• Insurance: −$127
• HOA: −$151
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-307

Break-even live

Break-even rent $2,745

Max offer price $250,681

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-221	+0% $-307	+5% $-393	+10% $-480
Rent	-10% $-493	-5% $-400	+0% $-307	+5% $-214	+10% $-121
Rate	-1.0pp $-153	-0.5pp $-229	base $-307	+0.5pp $-386	+1.0pp $-466

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
167 Bickers Rd Dallas, GA	3.0	2.5	1676	$2,250	$1.34	22d	1	0.38mi
209 Kelly Ct Dallas, GA	4.0	2.0	1661	$1,711	$1.03	24d	1	0.52mi
97 Summer Creek Dr Dallas, GA	4.0	3.0	1614	$2,095	$1.30	5d	1	0.55mi
118 Jade Ln Dallas, GA	3.0	2.5	1790	$2,000	$1.12	44d	1	0.56mi
56 Brentwood Dr Dallas, GA	4.0	2.0	2200	$4,995	$2.27	44d	1	1.05mi
490 Silver Oak Dr Dallas, GA	4.0	2.5	2470	$2,436	$0.99	44d	1	1.28mi
10 Silvercharm Way Dallas, GA	3.0–4.0	2.5	2082	$3,158	$1.52	3d	12	1.34mi
96 Summit Pointe Ln Dallas, GA	4.0	2.5	2062	$2,319	$1.12	24d	1	1.36mi
166 Birchfield Way Dallas, GA	4.0	3.0	2962	$2,195	$0.74	2d	1	1.42mi
99 Yonah Way Dallas, GA	4.0	2.5	2388	$2,199	$0.92	22d	1	1.45mi
38 Possum Creek Ln Dallas, GA	4.0	2.5	2361	$2,199	$0.93	3d	1	1.47mi
19 Rushing View Gln Dallas, GA	5.0	3.0	2802	$2,540	$0.91	24d	1	1.49mi

HOA detail

• Monthly dues: $151 · $1,812/yr

Listing history 50 events

1. 2026-06-07
   status $304,900 Pending 93 DOM
2. 2026-06-04
   days on market $304,900 Active Under Contract 93 DOM
3. 2026-06-03
   days on market $304,900 Active Under Contract 92 DOM
4. 2026-06-02
   days on market $304,900 Active Under Contract 91 DOM
5. 2026-06-01
   days on market $304,900 Active Under Contract 90 DOM
6. 2026-05-31
   days on market $304,900 Active Under Contract 89 DOM
7. 2026-05-08
   price $304,900 632-char remark

   Show marketing remark (632 chars)

   Two story home with 4 bedrooms and 2.5 bathrooms. The house has a spacious eat in kitchen and living room. The bedrooms are located on the upper level. The primary bedroom has a primary bathroom. There are 3 additional bedrooms and full bath on the upper level. There is an attached front entry two car garage. The kitchen has a sliding glass door to the back deck. The house has a partially fenced yard. This house is located on a cul de sac lot. Freddie Mac will offer homebuyers and non-profits an exclusive opportunity to purchase this home prior to competition from investors. Highest and Best form due by May 11th 12:00 p.m.

8. 2026-04-27
   price $304,900 529-char remark

   Show marketing remark (529 chars)

   Two story home with 4 bedrooms and 2.5 bathrooms. The house has a spacious eat in kitchen and living room. The bedrooms are located on the upper level. The primary bedroom has a primary bathroom. There are 3 additional bedrooms and full bath on the upper level. There is an attached front entry two car garage. Freddie Mac will offer homebuyers and non-profits an exclusive opportunity to purchase this home prior to competition from investors. Highest and Best due by May 11th 12 p.m. Multi-offer form located in document file.

9. 2026-03-05
   price $312,900 529-char remark

   Show marketing remark (529 chars)

   Two story home with 4 bedrooms and 2.5 bathrooms. The house has a spacious eat in kitchen and living room. The bedrooms are located on the upper level. The primary bedroom has a primary bathroom. There are 3 additional bedrooms and full bath on the upper level. There is an attached front entry two car garage. Freddie Mac will offer homebuyers and non-profits an exclusive opportunity to purchase this home prior to competition from investors. Highest and Best due by May 11th 12 p.m. Multi-offer form located in document file.

10. 2026-03-05
    status Active 529-char remark

    Show marketing remark (529 chars)

    Two story home with 4 bedrooms and 2.5 bathrooms. The house has a spacious eat in kitchen and living room. The bedrooms are located on the upper level. The primary bedroom has a primary bathroom. There are 3 additional bedrooms and full bath on the upper level. There is an attached front entry two car garage. Freddie Mac will offer homebuyers and non-profits an exclusive opportunity to purchase this home prior to competition from investors. Highest and Best due by May 11th 12 p.m. Multi-offer form located in document file.

11. 2026-03-03
    listed $312,900 New 632-char remark

    Show marketing remark (529 chars)

    Two story home with 4 bedrooms and 2.5 bathrooms. The house has a spacious eat in kitchen and living room. The bedrooms are located on the upper level. The primary bedroom has a primary bathroom. There are 3 additional bedrooms and full bath on the upper level. There is an attached front entry two car garage. Freddie Mac will offer homebuyers and non-profits an exclusive opportunity to purchase this home prior to competition from investors. Highest and Best due by May 11th 12 p.m. Multi-offer form located in document file.

12. 2026-03-03
    listed $314,900 Active 529-char remark

    Show marketing remark (529 chars)

    Two story home with 4 bedrooms and 2.5 bathrooms. The house has a spacious eat in kitchen and living room. The bedrooms are located on the upper level. The primary bedroom has a primary bathroom. There are 3 additional bedrooms and full bath on the upper level. There is an attached front entry two car garage. Freddie Mac will offer homebuyers and non-profits an exclusive opportunity to purchase this home prior to competition from investors. Highest and Best due by May 11th 12 p.m. Multi-offer form located in document file.

13. 2026-01-06
    historical
14. 2026-01-06
    historical
15. 2025-11-04
    status Active
16. 2025-11-04
    status Back On Market
17. 2025-10-29
    historical Active Under Contract
18. 2025-07-17
    price $293,055
19. 2025-07-17
    status Active
20. 2025-07-17
    price $293,055
21. 2025-07-17
    soldstatus $275,500
22. 2025-07-16
    price $1
23. 2025-07-14
    listed $1 Active
24. 2025-07-14
    listed $293,055 New
25. 2024-06-10
    historical
26. 2024-06-10
    historical
27. 2024-05-16
    listed $375,000 Active
28. 2024-05-14
    historical
29. 2024-05-14
    listed $375,000 New
30. 2024-03-31
    historical
31. 2024-03-31
    historical
32. 2024-01-11
    listed $385,000 Active
33. 2024-01-08
    listed $385,000 New
34. 2023-06-30
    historical
35. 2023-05-31
    historical Active Under Contract
36. 2023-05-31
    listed $395,000 New
37. 2023-05-31
    historical
38. 2023-05-20
    price $399,900
39. 2023-04-29
    price $400,000
40. 2023-04-26
    price $405,000
41. 2023-04-10
    price $410,000
42. 2023-03-23
    price $415,000
43. 2023-03-06
    listed $425,000 New
44. 2022-08-04
    historical
45. 2022-08-04
    historical
46. 2022-08-01
    listed $425,000 New
47. 2022-08-01
    listed $425,000 New
48. 2022-06-09
    soldstatus $400,000
49. 2022-06-03
    soldstatus $400,000 Closed
50. 2022-06-03
    soldstatus $400,000 Sold

ⓘ 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: $3,499 · $292/mo
• Projected year-2 tax: $3,499 · $292/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $28,278
• − Mortgage interest: −$17,079
• − Property taxes: −$3,499
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − HOA: −$1,812
• − Depreciation: −$8,870
• Taxable loss: −$9,031
• Est. tax savings @ 24.0%: +$2,167
• After-tax cash flow: $-1,516/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

-16.5% since first listed

58 events — show timeline

• 2026-05-08 Price Changed $304,900 GAMLS
• 2026-04-27 Price Changed $304,900 FMLS
• 2026-03-05 Price Changed $312,900 FMLS
• 2026-03-05 Relisted — FMLS
• 2026-03-03 Listed $314,900 FMLS
• 2026-03-03 Listed $312,900 GAMLS
• 2026-01-06 Listing Removed — GAMLS
• 2026-01-06 Listing Removed — FMLS
• 2025-11-04 Relisted — FMLS
• 2025-11-04 Relisted — GAMLS
• 2025-10-29 Contingent — GAMLS
• 2025-07-17 Price Changed $293,055 FMLS
• 2025-07-17 Relisted — FMLS
• 2025-07-17 Price Changed $293,055 FMLS
• 2025-07-17 Sold (Public Records) $275,500 Public Records
• 2025-07-16 Price Changed $1 FMLS
• 2025-07-14 Listed $293,055 GAMLS
• 2025-07-14 Listed $1 FMLS
• 2024-06-10 Listing Removed — GAMLS
• 2024-06-10 Listing Removed — FMLS
• 2024-05-16 Listed $375,000 FMLS
• 2024-05-14 Coming Soon — FMLS
• 2024-05-14 Listed $375,000 GAMLS
• 2024-03-31 Listing Removed — GAMLS
• 2024-03-31 Listing Removed — FMLS
• 2024-01-11 Listed $385,000 FMLS
• 2024-01-08 Listed $385,000 GAMLS
• 2023-06-30 Listing Removed — GAMLS
• 2023-05-31 Contingent — GAMLS
• 2023-05-31 Listing Removed — GAMLS
• 2023-05-31 Listed $395,000 GAMLS
• 2023-05-20 Price Changed $399,900 GAMLS
• 2023-04-29 Price Changed $400,000 GAMLS
• 2023-04-26 Price Changed $405,000 GAMLS
• 2023-04-10 Price Changed $410,000 GAMLS
• 2023-03-23 Price Changed $415,000 GAMLS
• 2023-03-06 Listed $425,000 GAMLS
• 2022-08-04 Listing Removed — GAMLS
• 2022-08-04 Listing Removed — GAMLS
• 2022-08-01 Listed $425,000 GAMLS
• 2022-08-01 Listed $425,000 GAMLS
• 2022-06-09 Sold (Public Records) $400,000 Public Records
• 2022-06-03 Sold (MLS) $400,000 GAMLS
• 2022-06-03 Sold (MLS) $400,000 FMLS
• 2022-05-15 Pending — FMLS
• 2022-05-10 Contingent — FMLS
• 2022-05-10 Pending — GAMLS
• 2022-05-05 Listed $385,000 GAMLS
• 2022-05-05 Listed $385,000 FMLS
• 2018-12-05 Sold (Public Records) $203,000 Public Records
• 2018-12-03 Sold (MLS) $203,000 GAMLS
• 2018-12-03 Sold (MLS) $203,000 FMLS
• 2018-11-15 Pending — FMLS
• 2018-11-06 Pending — GAMLS
• 2018-11-05 Contingent — FMLS
• 2018-11-01 Listed $200,000 GAMLS
• 2018-11-01 Listed $200,000 FMLS
• 2004-12-08 Sold (Public Records) $365,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,499 · -0.7% YoY. Source: county tax records.