406 Marty Ln · Dallas, GA 30132

$265,000

4 bd · 2.5 ba · 1,677 sqft · SingleFamily public records · 78 Days on market

Built 1976 0.45 ac lot $158/sqft · 16% below area Est $315k · 16% 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 +23.8/30.0
• ARV discount +14.7/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL! New HVAC system, New flooring, New paint inside and outside, New addition! This beautifully updated 4-bedroom/2.5 bath home offers an addition on the back to include a large master bedroom with an oversized master bath suite to include double vanity, tile floors, upscale lighting, and a huge walk-in closet! The open kitchen offers a double oven, newly painted cabinets, new hardware, and an electric stove top. The eat-in also serves as a dining room with a sliding door that leads to a patio perfect for entertaining in your private backyard! Laundry room offers plenty of space for hanging clothes, drying, and keeping supplies! The family room is inviting and warm, and complete with a brick surround, wood-burning fireplace, and lots of natural light! Well-maintained home and Ready for MOVE IN! Pest/Termite Bond in place. Transferable Rheem 10yr warranty! Security System Stays. Auto thermostat. End of quiet Street! Great location!

Key facts

• Large master bedroom
• New flooring
• New addition

Tags

• NEW HVAC SYSTEM
• NEW FLOORING
• NEW PAINT INSIDE AND OUTSIDE
• NEW ADDITION
• LARGE MASTER BEDROOM
• OVERSIZED MASTER BATH SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $249k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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-, 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; 9 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).
• This rent runs 30% of the median local income ($110k/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 $8k 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 78 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $249,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.05% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (median comp): $315,345
• List price: $265,000
• Delta: -15.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Marty Ln	0.00mi	4/2.5	1,677 (0%)	0mo	$250,000	$149	100
18 Johnstons Pl	0.32mi	4/2.5	1,836 (+10%)	2mo	$330,000	$180	68
280 Johnstons Way	0.10mi	3/2.5 (-1)	1,563 (-7%)	16mo	$325,000	$208	66
335 Marty Ln	0.08mi	4/2.0	1,926 (+15%)	12mo	$305,000	$158	59
133 Johnstons Way	0.25mi	4/3.0	1,926 (+15%)	3mo	$355,000	$184	59
11 Fern Leaf Ct	0.72mi	3/2.0 (-1)	1,608 (-4%)	1mo	$350,000	$218	52
49 Allison Dr	0.68mi	3/2.0 (-1)	1,580 (-6%)	14mo	$367,000	$232	40
51 Allison Dr	0.70mi	3/2.0 (-1)	1,844 (+10%)	19mo	$415,000	$225	28
140 Battle Dr	0.58mi	3/2.5 (-1)	1,916 (+14%)	20mo	$385,000	$201	28

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-13,837
• Equity at exit: $39,512

10-year hold

• IRR: 3.3%
• Equity multiple: 1.22×
• Total profit: $16,561
• Equity at exit: $22,912

Cash invested: $74,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,786 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$193 /mo · $2,313/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $508

Break-even live

Break-even rent $2,143

Max offer price $265,000

Occupancy floor 77%

Sensitivity live

Price	-10% $658	-5% $583	+0% $508	+5% $433	+10% $358
Rent	-10% $288	-5% $398	+0% $508	+5% $618	+10% $728
Rate	-1.0pp $642	-0.5pp $576	base $508	+0.5pp $439	+1.0pp $370

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
167 Bickers Rd Dallas, GA	3.0	2.5	1676	$2,250	$1.34	23d	1	0.50mi
56 Brentwood Dr Dallas, GA	4.0	2.0	2200	$4,995	$2.27	44d	1	0.58mi
118 Jade Ln Dallas, GA	3.0	2.5	1790	$2,000	$1.12	44d	1	0.72mi
576 River Run Dr Dallas, GA	4.0	2.5	2200	$2,250	$1.02	44d	1	0.81mi
87 Acorn Dr Dallas, GA	3.0	2.0	1209	$1,900	$1.57	44d	1	0.82mi
96 Summit Pointe Ln Dallas, GA	4.0	2.5	2062	$2,319	$1.12	25d	1	1.09mi
97 Summer Creek Dr Dallas, GA	4.0	3.0	1614	$2,095	$1.30	6d	1	1.23mi
209 Kelly Ct Dallas, GA	4.0	2.0	1661	$1,711	$1.03	25d	1	1.35mi
10 Silvercharm Way Dallas, GA	3.0–4.0	2.5	2082	$3,158	$1.52	4d	12	1.35mi

Listing history 12 events

1. 2026-05-06
   price $265,000 956-char remark

   Show marketing remark (1014 chars)

   PRICED TO SELL! New HVAC system, New flooring, New paint inside and outside, New addition! This beautifully updated 4-bedroom/2.5 bath home offers an addition on the back to include a large master bedroom with an oversized master bath suite to include double vanity, tile floors, upscale lighting, and a huge walk-in closet! The open kitchen offers a double oven, newly painted cabinets, new hardware, and an electric stove top. The eat-in also serves as a dining room with a sliding door that leads to a patio perfect for entertaining in your private backyard! Laundry room offers plenty of space for hanging clothes, drying, and keeping supplies! The family room is inviting and warm, and complete with a brick surround, wood-burning fireplace, and lots of natural light! Well-maintained home and Ready for MOVE IN! Pest/Termite Bond in place. Transferable Rheem 10yr warranty! Security System Stays. Auto thermostat. End of quiet Street! Great location! Dont forget to look at the storage in the crawl space!!!!

2. 2026-05-06
   price $265,000 1014-char remark

   Show marketing remark (1014 chars)

   PRICED TO SELL! New HVAC system, New flooring, New paint inside and outside, New addition! This beautifully updated 4-bedroom/2.5 bath home offers an addition on the back to include a large master bedroom with an oversized master bath suite to include double vanity, tile floors, upscale lighting, and a huge walk-in closet! The open kitchen offers a double oven, newly painted cabinets, new hardware, and an electric stove top. The eat-in also serves as a dining room with a sliding door that leads to a patio perfect for entertaining in your private backyard! Laundry room offers plenty of space for hanging clothes, drying, and keeping supplies! The family room is inviting and warm, and complete with a brick surround, wood-burning fireplace, and lots of natural light! Well-maintained home and Ready for MOVE IN! Pest/Termite Bond in place. Transferable Rheem 10yr warranty! Security System Stays. Auto thermostat. End of quiet Street! Great location! Dont forget to look at the storage in the crawl space!!!!

3. 2026-03-12
   price $275,000 956-char remark

   Show marketing remark (1014 chars)

   PRICED TO SELL! New HVAC system, New flooring, New paint inside and outside, New addition! This beautifully updated 4-bedroom/2.5 bath home offers an addition on the back to include a large master bedroom with an oversized master bath suite to include double vanity, tile floors, upscale lighting, and a huge walk-in closet! The open kitchen offers a double oven, newly painted cabinets, new hardware, and an electric stove top. The eat-in also serves as a dining room with a sliding door that leads to a patio perfect for entertaining in your private backyard! Laundry room offers plenty of space for hanging clothes, drying, and keeping supplies! The family room is inviting and warm, and complete with a brick surround, wood-burning fireplace, and lots of natural light! Well-maintained home and Ready for MOVE IN! Pest/Termite Bond in place. Transferable Rheem 10yr warranty! Security System Stays. Auto thermostat. End of quiet Street! Great location! Dont forget to look at the storage in the crawl space!!!!

4. 2026-03-12
   price $275,000 1014-char remark

   Show marketing remark (1014 chars)

   PRICED TO SELL! New HVAC system, New flooring, New paint inside and outside, New addition! This beautifully updated 4-bedroom/2.5 bath home offers an addition on the back to include a large master bedroom with an oversized master bath suite to include double vanity, tile floors, upscale lighting, and a huge walk-in closet! The open kitchen offers a double oven, newly painted cabinets, new hardware, and an electric stove top. The eat-in also serves as a dining room with a sliding door that leads to a patio perfect for entertaining in your private backyard! Laundry room offers plenty of space for hanging clothes, drying, and keeping supplies! The family room is inviting and warm, and complete with a brick surround, wood-burning fireplace, and lots of natural light! Well-maintained home and Ready for MOVE IN! Pest/Termite Bond in place. Transferable Rheem 10yr warranty! Security System Stays. Auto thermostat. End of quiet Street! Great location! Dont forget to look at the storage in the crawl space!!!!

5. 2026-03-04
   listed $300,000 New 956-char remark

   Show marketing remark (1014 chars)

   PRICED TO SELL! New HVAC system, New flooring, New paint inside and outside, New addition! This beautifully updated 4-bedroom/2.5 bath home offers an addition on the back to include a large master bedroom with an oversized master bath suite to include double vanity, tile floors, upscale lighting, and a huge walk-in closet! The open kitchen offers a double oven, newly painted cabinets, new hardware, and an electric stove top. The eat-in also serves as a dining room with a sliding door that leads to a patio perfect for entertaining in your private backyard! Laundry room offers plenty of space for hanging clothes, drying, and keeping supplies! The family room is inviting and warm, and complete with a brick surround, wood-burning fireplace, and lots of natural light! Well-maintained home and Ready for MOVE IN! Pest/Termite Bond in place. Transferable Rheem 10yr warranty! Security System Stays. Auto thermostat. End of quiet Street! Great location! Dont forget to look at the storage in the crawl space!!!!

6. 2026-03-04
   listed $300,000 Active 1014-char remark

   Show marketing remark (1014 chars)

   PRICED TO SELL! New HVAC system, New flooring, New paint inside and outside, New addition! This beautifully updated 4-bedroom/2.5 bath home offers an addition on the back to include a large master bedroom with an oversized master bath suite to include double vanity, tile floors, upscale lighting, and a huge walk-in closet! The open kitchen offers a double oven, newly painted cabinets, new hardware, and an electric stove top. The eat-in also serves as a dining room with a sliding door that leads to a patio perfect for entertaining in your private backyard! Laundry room offers plenty of space for hanging clothes, drying, and keeping supplies! The family room is inviting and warm, and complete with a brick surround, wood-burning fireplace, and lots of natural light! Well-maintained home and Ready for MOVE IN! Pest/Termite Bond in place. Transferable Rheem 10yr warranty! Security System Stays. Auto thermostat. End of quiet Street! Great location! Dont forget to look at the storage in the crawl space!!!!

7. 2023-08-21
   soldstatus $600,000
8. 2019-05-02
   soldstatus $115,000
9. 2019-02-07
   soldstatus $85,000
10. 2008-06-11
    soldstatus $45,000
11. 2008-05-28
    soldstatus $45,000
12. 2008-02-01
    listed $51,000

ⓘ 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: $2,313 · $193/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$125/yr (+$10/mo · 5.4%)

ⓘ 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 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: $33,432
• − Mortgage interest: −$14,844
• − Property taxes: −$2,313
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − Depreciation: −$7,709
• Taxable income: $1,892
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $5,643/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

+419.6% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $265,000 GAMLS
• 2026-05-06 Price Changed $265,000 FMLS
• 2026-03-12 Price Changed $275,000 GAMLS
• 2026-03-12 Price Changed $275,000 FMLS
• 2026-03-04 Listed $300,000 FMLS
• 2026-03-04 Listed $300,000 GAMLS
• 2023-08-21 Sold (Public Records) $600,000 Public Records
• 2019-05-02 Sold (Public Records) $115,000 Public Records
• 2019-02-07 Sold (Public Records) $85,000 Public Records
• 2008-06-11 Sold (Public Records) $45,000 Public Records
• 2008-05-28 Sold (MLS) $45,000 FMLS
• 2008-02-01 Listed $51,000 FMLS

Property tax history

+6.3%/yr

Latest (2023): $2,313 · +1.0% YoY. Source: county tax records.