94 Hollis Cir · Hiram, GA 30157

$285,000

4 bd · 2.0 ba · 1,510 sqft · SingleFamily public records · 7 Days on market

Built 1989 0.54 ac lot Est $316k · 10% 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).

• Cash flow +14.5/30.0
• ARV discount +11.9/15.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Stop renting and start building equity! This move-in-ready Dallas gem is the perfect opportunity for a homebuyer looking for a solid, reliable home with NO HOA restrictions. Bring your work truck, camper, or hobby gear! Inside, you are greeted by a bright, freshly painted interior and brand-new flooring throughout the main living areas. The kitchen and bathrooms are clean and fully functional, featuring a brand-new electric stove and brand-new garage doors and openers. What truly makes this the ultimate starter home is the incredible peace of mind behind the scenes. You get a top-tier AquaGuard sump pump system with a transferable lifetime warranty for a completely dry lower level, a wat

Key facts

• 0.54 acre lot
• 2 garage spots
• Built 1989

Property features AI

Exterior

• Parking: 2-car garage with garage door opener, garage faces front
• Utilities: Public water; Septic tank sewer; 110V and 220V electric service; Cable available; Electricity available; Natural gas available; Phone available; Water available
• Home design: Three or more levels; Resale property
• Construction: Composition roof; Slab foundation; Built with other exterior materials
• Exterior features: Private yard; Deck; Front porch; Rear porch

Interior

• Kitchen: Eat-in kitchen with stained cabinets; Breakfast room; Laminate counters; Electric oven; Dishwasher
• Bedrooms: Oversized master bedroom; Two main-level bedrooms; Two lower-level bedrooms
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Two full bathrooms; One half bathroom; Main level has one full and one half bath; Lower level includes one full bath; Master bath with separate tub and shower and a soaking tub
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two-story entrance foyer; One fireplace located in the family room; Wood window frames; No shared/common walls
• Laundry & utility: Laundry room located on the lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $61 ($729/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (23.0% below list).
• Recommended offer: $219k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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+, crime 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: C. A. Roberts Elementary School (math 53% / reading 48%, grade D+, #249 of 1,228 statewide, top 21%, 677 students, 45% FRL); East Paulding Middle School (math 39% / reading 46%, grade D-, #122 of 470 statewide, top 26%, 858 students, 39% FRL); East Paulding High School (math 11% / reading 31%, grade F, #225 of 424 statewide, top 54%, 1,905 students, 38% FRL).
• Market conditions: Rents soft (-2.8%/yr); 598 active listings in the ZIP; 6 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).

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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $219,369 (23.0% 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. 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?
5. 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.
6. 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.
7. 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: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $315,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Hollis Cir	0.13mi	3/2.0 (-1)	1,514 (+0%)	2mo	$305,000	$201	86
130 Crestwood Dr	0.24mi	3/2.0 (-1)	1,540 (+2%)	6mo	$298,900	$194	76
189 Hollis Cir	0.12mi	3/2.0 (-1)	1,567 (+4%)	9mo	$328,000	$209	75
277 Hope Dr	0.18mi	3/2.0 (-1)	1,434 (-5%)	10mo	$273,000	$190	70
160 Summer Lake Dr	0.55mi	3/2.0 (-1)	1,451 (-4%)	8mo	$315,000	$217	56
134 Summer Lake Dr	0.55mi	3/2.0 (-1)	1,442 (-4%)	7mo	$320,000	$222	56
86 Kelly Ct	0.29mi	3/2.0 (-1)	1,352 (-10%)	10mo	$282,000	$209	56
64 Lakeview Pt	0.55mi	3/2.0 (-1)	1,618 (+7%)	3mo	$389,990	$241	55
64 Acorn Dr	0.63mi	3/1.5 (-1)	1,523 (+1%)	10mo	$242,700	$159	54
85 Lakeview Pt	0.56mi	3/2.0 (-1)	1,618 (+7%)	5mo	$369,990	$229	53
11 Fern Leaf Ct	0.71mi	3/2.0 (-1)	1,608 (+6%)	1mo	$350,000	$218	50
440 Gunnell Rd	0.67mi	3/2.5 (-1)	1,362 (-10%)	4mo	$265,000	$195	42

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: -17.8%
• Equity multiple: 0.39×
• Total profit: $-48,892
• Equity at exit: $42,494

10-year hold

• IRR: -15.9%
• Equity multiple: 0.21×
• Total profit: $-63,046
• Equity at exit: $24,642

Cash invested: $79,800 (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: $2,194 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $61

Break-even live

Break-even rent $2,117

Max offer price $285,000

Occupancy floor 92%

Sensitivity live

Price	-10% $222	-5% $141	+0% $61	+5% $-20	+10% $-101
Rent	-10% $-113	-5% $-26	+0% $61	+5% $147	+10% $234
Rate	-1.0pp $204	-0.5pp $133	base $61	+0.5pp $-13	+1.0pp $-88

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Kelly Ct Dallas, GA	4.0	2.0	1661	$1,711	$1.03	25d	1	0.21mi
87 Acorn Dr Dallas, GA	3.0	2.0	1209	$1,900	$1.57	44d	1	0.66mi
97 Summer Creek Dr Dallas, GA	4.0	3.0	1614	$2,095	$1.30	5d	1	0.70mi
118 Jade Ln Dallas, GA	3.0	2.5	1790	$2,000	$1.12	44d	1	0.86mi
167 Bickers Rd Dallas, GA	3.0	2.5	1676	$2,250	$1.34	22d	1	0.96mi
335 Lost Meadows Dr Dallas, GA	3.0	2.0	2214	$1,686	$0.76	13d	1	0.99mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $285,000 Pending 7 DOM
2. 2026-06-09
   statusdays on market $285,000 Active Under Contract 5 DOM
3. 2026-06-08
   days on market $285,000 Active 4 DOM
4. 2026-06-07
   days on market $285,000 Active 3 DOM
5. 2026-06-04
   remarks 699-char remark
6. 2026-06-04
   listed $285,000 Active 1 DOM

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $2,622 · $218/mo
• Expected delta: +$1,914/yr (+$160/mo · 270.6%)

ⓘ 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 16% 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: $26,324
• − Mortgage interest: −$15,964
• − Property taxes: −$708
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$8,291
• Taxable loss: −$4,275
• Est. tax savings @ 24.0%: +$1,026
• After-tax cash flow: $1,755/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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $285,000 FMLS
• 2026-06-03 Coming Soon $285,000 FMLS

Property tax history

-3.8%/yr

Latest (2025): $708 · -53.9% YoY. Source: county tax records.