235 Nature Path · Dallas, GA 30132

$235,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 89 Days on market

Built 1972 3.66 ac lot $200/sqft · 19% below area Est $289k · 19% under

---

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 +9.4/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this adorable 3 bed/ 2 bath ranch, sitting on 3.66 acres. From it's open floor plan, to the accent fireplace, you will feel right at home. This home is an open canvas, ready for your buyers to add their own personal touch. This home encompasses the split bedroom plan buyers love! Heading outside you have a barn, a private lot and vinyl exterior for low maintenance. If that's not enough, you have the option to buy the neighboring home sitting on an additional 1.21acres (235 Nature Path). Schedule your appointment and let's make a deal!

Key facts

• Open floor plan
• Accent fireplace
• Private lot

Tags

• OPEN FLOOR PLAN
• ACCENT FIREPLACE
• SPLIT BEDROOM PLAN
• PRIVATE LOT
• VINYL EXTERIOR
• BARN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (28.6% below list).
• Recommended offer: $168k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.2% in Dallas — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising (+1.8%/yr); 674 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 89 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,830 (28.6% 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 89 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.71% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 11.7

CMA / ARV

• ARV (median comp): $288,998
• List price: $235,000
• Delta: -18.68%
• 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
139 Circle Hill Dr	0.59mi	3/1.5 (+1)	1,225 (+4%)	4mo	$26,500	$22	55
342 Dandy Rd	0.38mi	3/2.0 (+1)	1,297 (+10%)	2mo	$324,900	$251	55
102 Huntington Way	0.66mi	3/2.0 (+1)	1,140 (-3%)	11mo	$255,000	$224	46
105 Huntington Ct	0.72mi	3/2.0 (+1)	1,208 (+3%)	12mo	$267,000	$221	43
126 Silver Fox Trl	0.62mi	3/2.5 (+1)	1,260 (+7%)	14mo	$254,900	$202	37
205 Remington Ct	0.60mi	3/2.0 (+1)	1,336 (+14%)	5mo	$280,000	$210	36
298 Sweetgum Ln	0.72mi	3/2.0 (+1)	1,104 (-6%)	14mo	$265,000	$240	35
217 Remington Ct	0.63mi	3/2.0 (+1)	1,348 (+15%)	3mo	$240,500	$178	35
219 Remington Ct	0.63mi	3/2.0 (+1)	1,244 (+6%)	21mo	$280,000	$225	34
212 Silver Ridge Dr	0.66mi	3/2.5 (+1)	1,300 (+10%)	12mo	$250,000	$192	30
118 Colt Ln	0.70mi	3/2.0 (+1)	1,334 (+13%)	10mo	$310,000	$232	28
121 Colt Ln	0.66mi	3/2.0 (+1)	1,308 (+11%)	20mo	$280,000	$214	25

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: -22.7%
• Equity multiple: 0.23×
• Total profit: $-50,865
• Equity at exit: $35,039

10-year hold

• IRR: -20.0%
• Equity multiple: -0.01×
• Total profit: $-66,174
• Equity at exit: $20,319

Cash invested: $65,800 (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 30132

• Home prices YoY: -33.1%
• Rents YoY: 1.8%
• Active inventory: 674
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-169

Break-even live

Break-even rent $1,893

Max offer price $205,059

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-103	+0% $-169	+5% $-236	+10% $-303
Rent	-10% $-302	-5% $-236	+0% $-169	+5% $-103	+10% $-37
Rate	-1.0pp $-51	-0.5pp $-110	base $-169	+0.5pp $-230	+1.0pp $-292

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1068 Merchants Dr Dallas, GA	2.0–3.0	2.0	1300	$1,525	$1.17	4d	12	0.21mi
40 Colton Dr Dallas, GA	3.0	2.0	1467	$1,845	$1.26	44d	1	0.56mi
179 Silver Fox Trl Dallas, GA	3.0	2.0	1260	$1,765	$1.40	2d	1	0.63mi
217 Remmington Ct Dallas, GA	3.0	2.0	1208	$1,700	$1.41	44d	1	0.65mi
102 Huntington Way Dallas, GA	3.0	2.0	1140	$1,495	$1.31	44d	1	0.68mi
424 W I Pkwy Dallas, GA	2.0	1.5	1000	$1,350	$1.35	44d	1	0.69mi
350 WI Pkwy Unit 16 Dallas, GA	2.0	1.5	1200	$1,349	$1.12	44d	1	0.70mi
426 W I Pkwy Dallas, GA	2.0	1.5	1088	$1,325	$1.22	44d	1	0.70mi
432 W I Pkwy Dallas, GA	2.0	1.5	1000	$1,295	$1.29	23d	1	0.72mi
350 WI Pkwy Unit 12 Dallas, GA	2.0	1.5	1200	$1,349	$1.12	25d	1	0.74mi
113 Colt Ln Dallas, GA	3.0	2.0	1208	$1,769	$1.46	3d	1	0.74mi
1175 Old Harris Rd Dallas, GA	1.0–3.0	1.0–2.0	1049	$1,428	$1.36	2d	30	0.77mi
211 Hampton Dr Dallas, GA	3.0	2.0	1104	$1,760	$1.59	6d	1	1.14mi
213 Hampton Dr Dallas, GA	3.0	2.0	1392	$1,700	$1.22	20d	1	1.14mi
234 Vernoy Aiken Rd Dallas, GA	2.0	1.0	900	$1,325	$1.47	44d	1	1.29mi
103 Topaz Dr Dallas, GA	3.0	2.0	1377	$1,750	$1.27	44d	1	1.39mi
430 Ivy Crest Dr Dallas, GA	3.0	2.0	1220	$1,900	$1.56	6d	1	1.46mi
426 Ivy Crest Dr Dallas, GA	3.0	2.0	1220	$1,865	$1.53	2d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $235,000 Active 89 DOM
2. 2026-06-17
   days on market $235,000 Active 88 DOM
3. 2026-06-16
   days on market $235,000 Active 87 DOM
4. 2026-06-15
   days on market $235,000 Active 86 DOM
5. 2026-06-13
   days on market $235,000 Active 84 DOM
6. 2026-06-13
   days on market $235,000 Active 83 DOM
7. 2026-06-09
   days on market $235,000 Active 80 DOM
8. 2026-06-08
   days on market $235,000 Active 79 DOM
9. 2026-06-07
   days on market $235,000 Active 78 DOM
10. 2026-06-04
    days on market $235,000 Active 75 DOM
11. 2026-06-03
    days on market $235,000 Active 74 DOM
12. 2026-06-02
    days on market $235,000 Active 73 DOM
13. 2026-06-01
    days on market $235,000 Active 72 DOM
14. 2026-05-31
    days on market $235,000 Active 71 DOM
15. 2026-03-16
    listed $235,000 New 555-char remark

    Show marketing remark (555 chars)

    Come check out this adorable 3 bed/ 2 bath ranch, sitting on 3.66 acres. From it's open floor plan, to the accent fireplace, you will feel right at home. This home is an open canvas, ready for your buyers to add their own personal touch. This home encompasses the split bedroom plan buyers love! Heading outside you have a barn, a private lot and vinyl exterior for low maintenance. If that's not enough, you have the option to buy the neighboring home sitting on an additional 1.21acres (235 Nature Path). Schedule your appointment and let's make a deal!

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$181/yr (+$15/mo · 9.2%)

ⓘ 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 ≥103°F today · 17 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: $20,140
• − Mortgage interest: −$13,164
• − Property taxes: −$1,981
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$6,836
• Taxable loss: −$6,238
• Est. tax savings @ 24.0%: +$1,497
• After-tax cash flow: $-537/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

1 event — show timeline

• 2026-03-16 Listed $235,000 GAMLS

Property tax history

+5.8%/yr

Latest (2025): $1,981 · +5.0% YoY. Source: county tax records.