36 Wolf Pen Path · Dallas, GA 30157

$215,000

2 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 83 Days on market

Built 1945 2.16 ac lot $158/sqft · 21% below area Est $273k · 21% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 2.5-bath home full of potential and ready for your personal touch! Situated on 2.16 acres, this property offers the space and flexibility that's getting harder to find. Inside, you'll find hardwood floors and a functional layout just waiting to be refreshed and brought back to life. With a little TLC, this home could truly shine and become something special. One of the standout features is the oversized attached garage with 10-foot height, perfect for vehicles, equipment, a workshop, or hobby space. The property also includes two storage sheds, providing even more room for tools, outdoor gear, or additional storage needs. Whether you're an investor, renovator, or buyer looking to create your dream home, this property offers endless possibilities with plenty of land to expand, garden, or simply enjoy the privacy and open space. Don't miss this chance to unlock the potential and make it your own!

Key facts

• 2.16 acres
• Two storage sheds
• Functional layout

Tags

• 2.16 ACRES
• OVERSIZED ATTACHED GARAGE
• TWO STORAGE SHEDS
• FUNCTIONAL LAYOUT
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $178k (17.2% below list).
• Recommended offer: $178k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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-, 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 83 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 13y 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.
• Current owner paid $77k; list at $215k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $178,074 (17.2% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $272,682
• List price: $215,000
• Delta: -21.15%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-34,389
• Equity at exit: $32,057

10-year hold

• IRR: -14.1%
• Equity multiple: 0.29×
• Total profit: $-43,029
• Equity at exit: $18,589

Cash invested: $60,200 (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 30157

• Home prices YoY: -9.4%
• Rents YoY: -2.8%
• Active inventory: 598
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,781 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$100 /mo · $1,194/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $90

Break-even live

Break-even rent $1,667

Max offer price $215,000

Occupancy floor 90%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Blue Springs Way Dallas, GA	3.0	3.0	1487	$1,995	$1.34	5d	1	0.81mi

Listing history 50 events

1. 2026-06-18
   days on market $215,000 Active 83 DOM
2. 2026-06-17
   days on market $215,000 Active 82 DOM
3. 2026-06-16
   days on market $215,000 Active 81 DOM
4. 2026-06-15
   days on market $215,000 Active 80 DOM
5. 2026-06-13
   days on market $215,000 Active 78 DOM
6. 2026-06-13
   days on market $215,000 Active 77 DOM
7. 2026-06-09
   days on market $215,000 Active 74 DOM
8. 2026-06-08
   days on market $215,000 Active 73 DOM
9. 2026-06-07
   days on market $215,000 Active 72 DOM
10. 2026-06-04
    days on market $215,000 Active 69 DOM
11. 2026-06-03
    days on market $215,000 Active 68 DOM
12. 2026-06-02
    days on market $215,000 Active 67 DOM
13. 2026-06-01
    days on market $215,000 Active 66 DOM
14. 2026-05-31
    days on market $215,000 Active 65 DOM
15. 2026-04-29
    price $215,000 948-char remark

    Show marketing remark (972 chars)

    Opportunity awaits with this 3-bedroom, 2.5-bath home full of potential and ready for your personal touch! Situated on 2.16 acres, this property offers the space and flexibility that’s getting harder to find. Inside, you’ll find hardwood floors and a functional layout just waiting to be refreshed and brought back to life. With a little TLC, this home could truly shine and become something special. One of the standout features is the oversized attached garage with 10-foot height, perfect for vehicles, equipment, a workshop, or hobby space. The property also includes two storage sheds, providing even more room for tools, outdoor gear, or additional storage needs. Whether you’re an investor, renovator, or buyer looking to create your dream home, this property offers endless possibilities with plenty of land to expand, garden, or simply enjoy the privacy and open space. Don’t miss this chance to unlock the potential and make it your own!

16. 2026-04-29
    price $215,000 972-char remark

    Show marketing remark (972 chars)

    Opportunity awaits with this 3-bedroom, 2.5-bath home full of potential and ready for your personal touch! Situated on 2.16 acres, this property offers the space and flexibility that’s getting harder to find. Inside, you’ll find hardwood floors and a functional layout just waiting to be refreshed and brought back to life. With a little TLC, this home could truly shine and become something special. One of the standout features is the oversized attached garage with 10-foot height, perfect for vehicles, equipment, a workshop, or hobby space. The property also includes two storage sheds, providing even more room for tools, outdoor gear, or additional storage needs. Whether you’re an investor, renovator, or buyer looking to create your dream home, this property offers endless possibilities with plenty of land to expand, garden, or simply enjoy the privacy and open space. Don’t miss this chance to unlock the potential and make it your own!

17. 2026-03-27
    listed $225,000 New 948-char remark

    Show marketing remark (972 chars)

    Opportunity awaits with this 3-bedroom, 2.5-bath home full of potential and ready for your personal touch! Situated on 2.16 acres, this property offers the space and flexibility that’s getting harder to find. Inside, you’ll find hardwood floors and a functional layout just waiting to be refreshed and brought back to life. With a little TLC, this home could truly shine and become something special. One of the standout features is the oversized attached garage with 10-foot height, perfect for vehicles, equipment, a workshop, or hobby space. The property also includes two storage sheds, providing even more room for tools, outdoor gear, or additional storage needs. Whether you’re an investor, renovator, or buyer looking to create your dream home, this property offers endless possibilities with plenty of land to expand, garden, or simply enjoy the privacy and open space. Don’t miss this chance to unlock the potential and make it your own!

18. 2026-03-27
    listed $225,000 Active 972-char remark

    Show marketing remark (972 chars)

    Opportunity awaits with this 3-bedroom, 2.5-bath home full of potential and ready for your personal touch! Situated on 2.16 acres, this property offers the space and flexibility that’s getting harder to find. Inside, you’ll find hardwood floors and a functional layout just waiting to be refreshed and brought back to life. With a little TLC, this home could truly shine and become something special. One of the standout features is the oversized attached garage with 10-foot height, perfect for vehicles, equipment, a workshop, or hobby space. The property also includes two storage sheds, providing even more room for tools, outdoor gear, or additional storage needs. Whether you’re an investor, renovator, or buyer looking to create your dream home, this property offers endless possibilities with plenty of land to expand, garden, or simply enjoy the privacy and open space. Don’t miss this chance to unlock the potential and make it your own!

19. 2025-09-19
    historical
20. 2025-09-19
    historical
21. 2025-06-22
    listed $250,000 Active
22. 2025-06-20
    historical
23. 2025-06-19
    listed $250,000 New
24. 2019-04-22
    soldstatus $76,900
25. 2019-04-12
    soldstatus $76,900 Closed
26. 2019-04-12
    soldstatus $76,900 Sold
27. 2019-03-29
    status Under Contract
28. 2019-03-29
    status Pending
29. 2019-03-25
    price $76,900
30. 2019-03-25
    price $76,900
31. 2019-03-07
    price $81,900
32. 2019-03-07
    price $81,900
33. 2019-02-14
    status Active
34. 2019-02-07
    status Back on Market
35. 2019-02-04
    status Pending
36. 2019-01-30
    status Under Contract
37. 2019-01-30
    price $85,400
38. 2019-01-30
    status Pending
39. 2019-01-29
    price $85,400
40. 2019-01-06
    listed $82,900 Active
41. 2019-01-06
    listed $82,900 New
42. 2019-01-04
    historical
43. 2018-12-25
    price $82,900
44. 2018-10-23
    price $87,500
45. 2018-10-03
    listed $89,900 New
46. 2018-10-02
    historical
47. 2018-07-30
    status Back on Market
48. 2018-07-23
    status Under Contract
49. 2018-07-03
    soldstatus $55,000
50. 2018-06-29
    listed $89,900 New

ⓘ 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: $1,194 · $100/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$784/yr (+$65/mo · 65.7%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,369
• − Mortgage interest: −$12,043
• − Property taxes: −$1,194
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$6,255
• Taxable loss: −$2,617
• Est. tax savings @ 24.0%: +$628
• After-tax cash flow: $1,711/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

+115.2% since first listed

40 events — show timeline

• 2026-04-29 Price Changed $215,000 GAMLS
• 2026-04-29 Price Changed $215,000 FMLS
• 2026-03-27 Listed $225,000 FMLS
• 2026-03-27 Listed $225,000 GAMLS
• 2025-09-19 Listing Removed — GAMLS
• 2025-09-19 Listing Removed — FMLS
• 2025-06-22 Listed $250,000 FMLS
• 2025-06-20 Coming Soon — FMLS
• 2025-06-19 Listed $250,000 GAMLS
• 2019-04-22 Sold (Public Records) $76,900 Public Records
• 2019-04-12 Sold (MLS) $76,900 GAMLS
• 2019-04-12 Sold (MLS) $76,900 FMLS
• 2019-03-29 Pending — GAMLS
• 2019-03-29 Pending — FMLS
• 2019-03-25 Price Changed $76,900 GAMLS
• 2019-03-25 Price Changed $76,900 FMLS
• 2019-03-07 Price Changed $81,900 GAMLS
• 2019-03-07 Price Changed $81,900 FMLS
• 2019-02-14 Relisted — FMLS
• 2019-02-07 Relisted — GAMLS
• 2019-02-04 Pending — FMLS
• 2019-01-30 Pending — GAMLS
• 2019-01-30 Price Changed $85,400 FMLS
• 2019-01-30 Pending — FMLS
• 2019-01-29 Price Changed $85,400 GAMLS
• 2019-01-06 Listed $82,900 GAMLS
• 2019-01-06 Listed $82,900 FMLS
• 2019-01-04 Listing Removed — GAMLS
• 2018-12-25 Price Changed $82,900 GAMLS
• 2018-10-23 Price Changed $87,500 GAMLS
• 2018-10-03 Listed $89,900 GAMLS
• 2018-10-02 Listing Removed — GAMLS
• 2018-07-30 Relisted — GAMLS
• 2018-07-23 Pending — GAMLS
• 2018-07-03 Sold (Public Records) $55,000 Public Records
• 2018-06-29 Listed $89,900 GAMLS
• 2013-11-04 Listing Removed — GAMLS
• 2013-10-02 Price Changed $75,000 GAMLS
• 2013-08-05 Price Changed $89,900 GAMLS
• 2013-07-02 Listed $99,900 GAMLS

Property tax history

+0.7%/yr

Latest (2025): $1,194 · +4.4% YoY. Source: county tax records.