5312 Villa Rica Hwy · Hiram, GA 30157

$280,000

4 bd · 2.0 ba · 1,884 sqft · SingleFamily public records · 26 Days on market

Built 1953 4.20 ac lot Est $365k · 23% 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 2-bath home is full of opportunity for the right buyer with a vision! Situated on approximately 4 beautiful acres, this property offers endless potential for renovation, investment, or multi-home development. While the home needs some TLC, it provides a solid foundation to update and make your own. The property features two separate entrances and an abundance of road frontage, creating the perfect setup to divide the land and potentially add another home or future investment property. Whether you're looking for a fixer-upper with acreage, a family homestead, or development potential, this property has the space and flexibility to bring your ideas to life. Enjoy the privacy and room to roam while still having the convenience of easy access from multiple entry points. Opportunities like this with acreage, road frontage, and expansion potential are hard to find!

Key facts

• 4 beautiful acres
• 4.2 acre lot
• 2 parking spots

Tags

• 4 BEAUTIFUL ACRES
• TWO SEPARATE ENTRANCES
• ABUNDANCE OF ROAD FRONTAGE
• POTENTIALLY ADD ANOTHER HOME
• FUTURE INVESTMENT PROPERTY
• PRIVACY AND ROOM TO ROAM

Property features AI

Exterior

• Parking: Driveway parking; Two total parking spaces; Open parking available
• Utilities: Public water; Septic sewer; 110-volt electric; Cable available; Electricity available; Natural gas available
• Home design: Two-level home
• Construction: Brick and HardiPlank exterior; Composition roof; Slab foundation; Property listed in fixer condition
• Exterior features: Rain gutters; Storage and outbuilding; Back yard with chain-link fencing

Interior

• Kitchen: Country-style eat-in kitchen; Laminate countertops; Walk-in pantry; Open view to the family room; Dishwasher
• Bedrooms: One main-level bedroom (in-law floorplan); Three upper-level bedrooms
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Two full bathrooms; Main level has one bathroom; Upper level has one full bathroom; Master bath with double vanity and tub/shower combo
• Heating & cooling: Ceiling fan(s); Wall unit(s)
• Interior features: High 9-ft ceilings on the main level; Double-pane windows; One fireplace in the family room; Unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $249k (11.1% below list).
• Recommended offer: $249k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Nebo Elementary School (math 42% / reading 36%, grade F, #456 of 1,228 statewide, top 38%, 721 students, 54% FRL); South Paulding Middle School (math 26% / reading 40%, grade F, #213 of 470 statewide, top 47%, 481 students, 47% FRL); Paulding County High School (math 19% / reading 37%, grade F, #155 of 424 statewide, top 37%, 2,005 students, 48% FRL) — zoned schools average 50% FRL vs 33% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.8%/yr); 614 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 32% of the median local income ($94k/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 26 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $95k; list at $280k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,823 (11.1% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.89% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $365,496
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 Henderson Ridge Dr	0.37mi	4/2.0	1,810 (-4%)	10mo	$359,900	$199	68
12 Carmen Ln	0.40mi	3/2.0 (-1)	1,785 (-5%)	3mo	$350,000	$196	66
98 Jessica Ct	0.30mi	3/2.0 (-1)	1,746 (-7%)	4mo	$340,000	$195	66
121 Brooke Dr	0.22mi	3/2.0 (-1)	1,680 (-11%)	3mo	$212,500	$126	64
105 Ruff Harris Dr	0.47mi	3/2.0 (-1)	1,937 (+3%)	13mo	$375,000	$194	58
537 Pine Shadows Dr	0.54mi	3/2.0 (-1)	1,792 (-5%)	6mo	$380,000	$212	56
116 Pine Shadows Dr	0.46mi	3/2.0 (-1)	2,093 (+11%)	2mo	$114,000	$54	53
114 Roman Dr	0.69mi	4/3.0	2,034 (+8%)	7mo	$305,000	$150	45
171 Lazy Water Dr	0.66mi	3/2.0 (-1)	2,100 (+12%)	8mo	$297,900	$142	39

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-44,344
• Equity at exit: $41,749

10-year hold

• IRR: -14.3%
• Equity multiple: 0.28×
• Total profit: $-56,148
• Equity at exit: $24,209

Cash invested: $78,400 (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: 614
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$250 /mo · $2,996/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $131

Break-even live

Break-even rent $2,322

Max offer price $280,000

Occupancy floor 90%

Sensitivity live

Price	-10% $290	-5% $210	+0% $131	+5% $52	+10% $-27
Rent	-10% $-66	-5% $33	+0% $131	+5% $229	+10% $328
Rate	-1.0pp $272	-0.5pp $202	base $131	+0.5pp $58	+1.0pp $-15

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Jane Harris Rd Dallas, GA	4.0	2.5	2332	$2,550	$1.09	45d	1	0.25mi
165 Ladora Dr Dallas, GA	3.0	2.0	1482	$1,800	$1.21	45d	1	0.98mi
8 Ajo Way Dallas, GA	4.0	3.5	2500	$2,445	$0.98	26d	1	1.09mi
306 Adelene Way Dallas, GA	3.0	2.0	1334	$1,765	$1.32	26d	1	1.25mi
177 Alma Dr Dallas, GA	4.0	2.0	1456	$1,795	$1.23	24d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $280,000 Active 26 DOM
2. 2026-06-18
   days on market $280,000 Active 23 DOM
3. 2026-06-17
   days on market $280,000 Active 22 DOM
4. 2026-06-16
   days on market $280,000 Active 21 DOM
5. 2026-06-15
   days on market $280,000 Active 20 DOM
6. 2026-06-13
   days on market $280,000 Active 18 DOM
7. 2026-06-13
   days on market $280,000 Active 17 DOM
8. 2026-06-09
   days on market $280,000 Active 14 DOM
9. 2026-06-08
   days on market $280,000 Active 13 DOM
10. 2026-06-07
    pricedays on market $280,000 Active 12 DOM
11. 2026-06-04
    days on market $290,000 Active 9 DOM
12. 2026-06-03
    days on market $290,000 Active 8 DOM
13. 2026-06-02
    days on market $290,000 Active 7 DOM
14. 2026-06-01
    days on market $290,000 Active 6 DOM
15. 2026-05-31
    days on market $290,000 Active 5 DOM
16. 2026-05-26
    listed $290,000 New 893-char remark

    Show marketing remark (893 chars)

    This 4-bedroom, 2-bath home is full of opportunity for the right buyer with a vision! Situated on approximately 4 beautiful acres, this property offers endless potential for renovation, investment, or multi-home development. While the home needs some TLC, it provides a solid foundation to update and make your own. The property features two separate entrances and an abundance of road frontage, creating the perfect setup to divide the land and potentially add another home or future investment property. Whether you're looking for a fixer-upper with acreage, a family homestead, or development potential, this property has the space and flexibility to bring your ideas to life. Enjoy the privacy and room to roam while still having the convenience of easy access from multiple entry points. Opportunities like this with acreage, road frontage, and expansion potential are hard to find!

17. 2026-05-26
    listed $290,000 Active

    Show marketing remark (893 chars)

    This 4-bedroom, 2-bath home is full of opportunity for the right buyer with a vision! Situated on approximately 4 beautiful acres, this property offers endless potential for renovation, investment, or multi-home development. While the home needs some TLC, it provides a solid foundation to update and make your own. The property features two separate entrances and an abundance of road frontage, creating the perfect setup to divide the land and potentially add another home or future investment property. Whether you're looking for a fixer-upper with acreage, a family homestead, or development potential, this property has the space and flexibility to bring your ideas to life. Enjoy the privacy and room to roam while still having the convenience of easy access from multiple entry points. Opportunities like this with acreage, road frontage, and expansion potential are hard to find!

18. 2009-07-23
    soldstatus $94,900 263-char remark

    Show marketing remark (263 chars)

    Schools need to be verified.4.2 Acres.Bonus room can be 5th bedroom or office.Well on property but hooked up to county water.Great blend of older home with new-very roomy."AS IS",No disclosure.Must have approval letter or proof of funds for cash buyers.

19. 2009-03-02
    listed $94,900 263-char remark

    Show marketing remark (263 chars)

    Schools need to be verified.4.2 Acres.Bonus room can be 5th bedroom or office.Well on property but hooked up to county water.Great blend of older home with new-very roomy."AS IS",No disclosure.Must have approval letter or proof of funds for cash buyers.

20. 2003-10-01
    soldstatus $210,000

ⓘ 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: $2,996 · $250/mo
• Projected year-2 tax: $2,996 · $250/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $29,859
• − Mortgage interest: −$15,684
• − Property taxes: −$2,996
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$8,145
• Taxable loss: −$3,144
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $2,327/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

+38.1% since first listed

5 events — show timeline

• 2026-05-26 Listed $290,000 FMLS
• 2026-05-26 Listed $290,000 GAMLS
• 2009-07-23 Sold (MLS) $94,900 FMLS
• 2009-03-02 Listed $94,900 FMLS
• 2003-10-01 Sold (Public Records) $210,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,996 · +5.6% YoY. Source: county tax records.