165 Braswell Mountain Rd · Dallas, GA 30132

$227,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 21 Days on market

Built 1953 0.98 ac lot $270/sqft · 11% below area Est $254k · 11% under

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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 +12.3/15.0
• Cash flow +10.8/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your private slice of North Paulding countryside at 165 Braswell Mountain Road! Nestled on approximately 1 acre, this charming bungalow-style home offers the perfect opportunity for buyers seeking peaceful living with room to make it their own. Featuring 2 bedrooms, 1 bathroom, and approximately 840 square feet, this property blends rustic charm with everyday functionality. Inside, you'll find vinyl hardwood flooring, a cozy living space filled with natural light, and a functional kitchen ready for your personal touch. The home also includes central air, forced-air heating, and a detached garage/carport setup for added convenience. Outside, the level lot provides plenty of space for gardening, entertaining, or simply enjoying the quiet surroundings. Located in the desirable North Paulding area, this property offers the tranquility of country living while still being conveniently close to shopping, dining, and schools. Whether you're a first-time buyer, investor, or someone looking to downsize with land, this property presents endless potential. ? Highlights Include: Approx. 1-acre private lot Hardwood floors Detached garage/carport Metal roof Well water & septic system No HOA Peaceful rural setting Bring your vision and make this Dallas property your own retreat!

Key facts

• Private lot
• Metal roof
• No hoa

Tags

• PRIVATE LOT
• DETACHED GARAGE/CARPORT
• METAL ROOF
• WELL WATER
• SEPTIC SYSTEM
• NO HOA

Property features AI

Exterior

• Parking: Driveway parking; Open parking available for 2 vehicles
• Utilities: Well water; Septic sewer; Water available
• Home design: One-level home; Resale property
• Construction: Vinyl siding; Metal roof; Slab foundation
• Exterior features: Back yard fencing; Deck; Other exterior features; Barn(s) on property

Interior

• Kitchen: Breakfast bar; Cabinets (non-standard); Kitchen island; Dishwasher; Electric oven; Microwave
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom with tub/shower combo (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior details
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (26.9% below list).
• Recommended offer: $166k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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-, amenities F, commute 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.
• Zoned schools: Burnt Hickory Elementary School (math 69% / reading 54%, grade B, #114 of 1,228 statewide, top 9%, 1,044 students, 18% FRL); Sammy Mcclure Sr. Middle School (math 59% / reading 63%, grade B+, #36 of 470 statewide, top 8%, 1,536 students, 17% FRL); North Paulding High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 2,986 students, 21% FRL).
• Market conditions: Rents rising (+1.8%/yr); 652 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 21 days — a 2% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,009 (26.9% 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. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 11.4

CMA / ARV

• ARV (median comp): $254,313
• List price: $227,000
• Delta: -10.74%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Braswell Mountain Rd	0.00mi	2/1.0	840 (0%)	0mo	$230,000	$274	100

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-45,300
• Equity at exit: $33,846

10-year hold

• IRR: -16.6%
• Equity multiple: 0.12×
• Total profit: $-55,820
• Equity at exit: $19,627

Cash invested: $63,560 (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 30132

• Home prices YoY: -33.1%
• Rents YoY: 1.8%
• Active inventory: 652
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-103

Break-even live

Break-even rent $1,790

Max offer price $208,885

Occupancy floor —

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-04
   listed $227,000 Active 1329-char remark

   Show marketing remark (1317 chars)

   Welcome to your private slice of North Paulding countryside at 165 Braswell Mountain Road! Nestled on approximately 1 acre, this charming bungalow-style home offers the perfect opportunity for buyers seeking peaceful living with room to make it their own. Featuring 2 bedrooms, 1 bathroom, and approximately 840 square feet, this property blends rustic charm with everyday functionality. Inside, you'll find vinyl hardwood flooring, a cozy living space filled with natural light, and a functional kitchen ready for your personal touch. The home also includes central air, forced-air heating, and a detached garage/carport setup for added convenience. Outside, the level lot provides plenty of space for gardening, entertaining, or simply enjoying the quiet surroundings. Located in the desirable North Paulding area, this property offers the tranquility of country living while still being conveniently close to shopping, dining, and schools. Whether you're a first-time buyer, investor, or someone looking to downsize with land, this property presents endless potential. ? Highlights Include: Approx. 1-acre private lot Hardwood floors Detached garage/carport Metal roof Well water & septic system No HOA Peaceful rural setting Bring your vision and make this Dallas property your own retreat!

2. 2026-05-04
   listed $227,000 New 1317-char remark

   Show marketing remark (1317 chars)

   Welcome to your private slice of North Paulding countryside at 165 Braswell Mountain Road! Nestled on approximately 1 acre, this charming bungalow-style home offers the perfect opportunity for buyers seeking peaceful living with room to make it their own. Featuring 2 bedrooms, 1 bathroom, and approximately 840 square feet, this property blends rustic charm with everyday functionality. Inside, you'll find vinyl hardwood flooring, a cozy living space filled with natural light, and a functional kitchen ready for your personal touch. The home also includes central air, forced-air heating, and a detached garage/carport setup for added convenience. Outside, the level lot provides plenty of space for gardening, entertaining, or simply enjoying the quiet surroundings. Located in the desirable North Paulding area, this property offers the tranquility of country living while still being conveniently close to shopping, dining, and schools. Whether you're a first-time buyer, investor, or someone looking to downsize with land, this property presents endless potential. ? Highlights Include: Approx. 1-acre private lot Hardwood floors Detached garage/carport Metal roof Well water & septic system No HOA Peaceful rural setting Bring your vision and make this Dallas property your own retreat!

3. 2020-11-13
   soldstatus $99,000
4. 2020-11-12
   soldstatus $99,000 Closed

   Show marketing remark (139 chars)

   Efficient living at its best! SOLD AS-IS. Beautiful 1 acre lot in excellent location! HVAC is only 5 years old. Large shop in the backyard.

5. 2020-11-12
   soldstatus $99,000 Sold

   Show marketing remark (139 chars)

   Efficient living at its best! SOLD AS-IS. Beautiful 1 acre lot in excellent location! HVAC is only 5 years old. Large shop in the backyard.

6. 2020-10-23
   status Under Contract

   Show marketing remark (139 chars)

   Efficient living at its best! SOLD AS-IS. Beautiful 1 acre lot in excellent location! HVAC is only 5 years old. Large shop in the backyard.

7. 2020-10-23
   status Pending

   Show marketing remark (139 chars)

   Efficient living at its best! SOLD AS-IS. Beautiful 1 acre lot in excellent location! HVAC is only 5 years old. Large shop in the backyard.

8. 2020-10-16
   listed $120,000 Active

   Show marketing remark (139 chars)

   Efficient living at its best! SOLD AS-IS. Beautiful 1 acre lot in excellent location! HVAC is only 5 years old. Large shop in the backyard.

9. 2020-10-16
   listed $120,000 New

   Show marketing remark (139 chars)

   Efficient living at its best! SOLD AS-IS. Beautiful 1 acre lot in excellent location! HVAC is only 5 years old. Large shop in the backyard.

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $2,088 · $174/mo
• Expected delta: +$540/yr (+$45/mo · 34.9%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $19,921
• − Mortgage interest: −$12,716
• − Property taxes: −$1,548
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$6,604
• Taxable loss: −$5,269
• Est. tax savings @ 24.0%: +$1,264
• After-tax cash flow: $34/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): 53,348
• Household income: $109,914
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 593.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -92.85%
• Current HPI: 187.6553
• Rent YoY: ▲ 1.84%
• 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

+91.7% since first listed

13 events — show timeline

• 2026-06-10 Sold (MLS) $230,000 FMLS
• 2026-06-10 Sold (MLS) $330,000 GAMLS
• 2026-05-29 Pending — FMLS
• 2026-05-29 Pending — GAMLS
• 2026-05-04 Listed $227,000 FMLS
• 2026-05-04 Listed $227,000 GAMLS
• 2020-11-13 Sold (Public Records) $99,000 Public Records
• 2020-11-12 Sold (MLS) $99,000 GAMLS
• 2020-11-12 Sold (MLS) $99,000 FMLS
• 2020-10-23 Pending — GAMLS
• 2020-10-23 Pending — FMLS
• 2020-10-16 Listed $120,000 GAMLS
• 2020-10-16 Listed $120,000 FMLS

Property tax history

+5.4%/yr

Latest (2025): $1,548 · +14.8% YoY. Source: county tax records.