202 Blackhawk Trl · Hiram, GA 30157

$285,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 8 Days on market

Built 1986 0.36 ac lot $226/sqft · 27% above area Est $465k · 39% 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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 5 bedroom 3 full bath home in the East Paulding area. The home is located in a quiet neighborhood in a culdesac and sits on a large lot with a fenced in backyard. The home does need a little TLC but for the right investor or savvy buyer, this home has tons of potential! The main level features three bedrooms, three full bathrooms, a dining room, laundry, and a spacious living area. The lower level has two bedrooms and a second laundry area that can be made into a fourth bathroom. The spacious yard has plenty of room for play and a storage shed that will remain with the property.

Key facts

• Spacious yard
• Fenced in backyard
• Large lot

Tags

• QUIET NEIGHBORHOOD
• CULDESAC
• LARGE LOT
• FENCED IN BACKYARD
• STORAGE SHED
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Garage parking for 2 vehicles; Total of 2 parking spaces
• Utilities: Public water; Septic tank sewer; 110-volt electric service; Cable available; Electric service available
• Home design: Multi-level / split-level layout; Slab foundation; Resale property
• Construction: Wood siding exterior; Shingle/composition roof
• Exterior features: Deck; Chain-link fence; Outbuilding

Interior

• Kitchen: Country-style kitchen; Stone countertops; Refrigerator included
• Bedrooms: Three main-level bedrooms; Two lower-level bedrooms; Oversized master bedroom
• Flooring: Carpet
• Bathrooms: Three full bathrooms on the main level; Master bath with double vanity and tub
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: High 10-ft ceilings on main level; One fireplace in the living room; No common walls; Unfinished basement; Separate dining room; Media room
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (28.4% below list).
• Recommended offer: $204k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $180k; list at $285k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $204,117 (28.4% 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. 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. 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?
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: 0.72% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 11.6

CMA / ARV

• ARV (median comp): $465,477
• List price: $285,000
• Delta: -38.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Bruce Ct	0.31mi	3/2.0	1,180 (-6%)	12mo	$290,000	$246	65
116 Gail St	0.54mi	3/2.0	1,215 (-4%)	8mo	$290,000	$239	62
1377 Bobo Rd	0.68mi	3/2.5	1,290 (+2%)	10mo	$325,000	$252	54
36 Spanish Trails Way	0.57mi	3/1.5	1,150 (-9%)	6mo	$275,000	$239	52
211 Owens Rd	0.68mi	3/1.0	1,092 (-13%)	9mo	$250,000	$229	34

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: -24.7%
• Equity multiple: 0.18×
• Total profit: $-65,621
• Equity at exit: $42,494

10-year hold

• IRR: -31.4%
• Equity multiple: -0.22×
• Total profit: $-97,752
• 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: 11.6×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$210 /mo · $2,515/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-210

Break-even live

Break-even rent $2,307

Max offer price $247,840

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-130	+0% $-210	+5% $-291	+10% $-372
Rent	-10% $-372	-5% $-291	+0% $-210	+5% $-130	+10% $-49
Rate	-1.0pp $-67	-0.5pp $-138	base $-210	+0.5pp $-284	+1.0pp $-359

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Log Cabin Dr Dallas, GA	1.0–3.0	1.0–2.0	1061	$2,151	$2.03	2d	14	0.97mi
483 Ireland Ln Dallas, GA	4.0	2.5	1714	$2,309	$1.35	13d	1	1.05mi
673 Ireland Ln Dallas, GA	4.0	2.5	1714	$2,269	$1.32	2d	1	1.10mi
652 Ireland Ln Dallas, GA	4.0	2.5	1714	$2,169	$1.27	18d	1	1.11mi
103 Topaz Dr Dallas, GA	3.0	2.0	1377	$1,750	$1.27	44d	1	1.12mi
725 Ireland Ln Powder Springs, GA	4.0	2.5	1862	$2,309	$1.24	13d	1	1.14mi
74 Slate Dr Dallas, GA	3.0	2.5	1528	$2,250	$1.47	44d	1	1.20mi
199 Arrowhead Dr Dallas, GA	3.0	2.5	1670	$1,789	$1.07	44d	1	1.22mi
432 W I Pkwy Dallas, GA	2.0	1.5	1000	$1,295	$1.29	22d	1	1.26mi
705 Charles Hardy Pkwy Dallas, GA	1.0–2.0	1.5–2.0	1189	$2,867	$2.41	5d	11	1.26mi
705 Charles Hardy Pkwy Unit B2 Dallas, GA	2.0	2.0	1231	$2,258	$1.83	44d	1	1.26mi
426 W I Pkwy Dallas, GA	2.0	1.5	1088	$1,325	$1.22	44d	1	1.28mi
424 W I Pkwy Dallas, GA	2.0	1.5	1000	$1,350	$1.35	44d	1	1.28mi
350 WI Pkwy Unit 12 Dallas, GA	2.0	1.5	1200	$1,349	$1.12	24d	1	1.28mi
350 WI Pkwy Unit 16 Dallas, GA	2.0	1.5	1200	$1,349	$1.12	44d	1	1.39mi

Listing history 6 events

1. 2026-05-05
   status Under Contract 600-char remark

   Show marketing remark (600 chars)

   Check out this 5 bedroom 3 full bath home in the East Paulding area. The home is located in a quiet neighborhood in a culdesac and sits on a large lot with a fenced in backyard. The home does need a little TLC but for the right investor or savvy buyer, this home has tons of potential! The main level features three bedrooms, three full bathrooms, a dining room, laundry, and a spacious living area. The lower level has two bedrooms and a second laundry area that can be made into a fourth bathroom. The spacious yard has plenty of room for play and a storage shed that will remain with the property.

2. 2026-05-05
   status Pending 600-char remark

   Show marketing remark (600 chars)

   Check out this 5 bedroom 3 full bath home in the East Paulding area. The home is located in a quiet neighborhood in a culdesac and sits on a large lot with a fenced in backyard. The home does need a little TLC but for the right investor or savvy buyer, this home has tons of potential! The main level features three bedrooms, three full bathrooms, a dining room, laundry, and a spacious living area. The lower level has two bedrooms and a second laundry area that can be made into a fourth bathroom. The spacious yard has plenty of room for play and a storage shed that will remain with the property.

3. 2026-04-27
   listed $285,000 New 600-char remark

   Show marketing remark (600 chars)

   Check out this 5 bedroom 3 full bath home in the East Paulding area. The home is located in a quiet neighborhood in a culdesac and sits on a large lot with a fenced in backyard. The home does need a little TLC but for the right investor or savvy buyer, this home has tons of potential! The main level features three bedrooms, three full bathrooms, a dining room, laundry, and a spacious living area. The lower level has two bedrooms and a second laundry area that can be made into a fourth bathroom. The spacious yard has plenty of room for play and a storage shed that will remain with the property.

4. 2026-04-27
   listed $285,000 Active 600-char remark

   Show marketing remark (600 chars)

   Check out this 5 bedroom 3 full bath home in the East Paulding area. The home is located in a quiet neighborhood in a culdesac and sits on a large lot with a fenced in backyard. The home does need a little TLC but for the right investor or savvy buyer, this home has tons of potential! The main level features three bedrooms, three full bathrooms, a dining room, laundry, and a spacious living area. The lower level has two bedrooms and a second laundry area that can be made into a fourth bathroom. The spacious yard has plenty of room for play and a storage shed that will remain with the property.

5. 2020-07-25
   soldstatus $179,900
6. 2005-06-02
   soldstatus $124,900

ⓘ 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: $2,515 · $210/mo
• Projected year-2 tax: $2,622 · $218/mo
• Expected delta: +$107/yr (+$9/mo · 4.3%)

ⓘ 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 4/10 Moderate 6 d/yr ≥103°F today · 16 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: $24,494
• − Mortgage interest: −$15,964
• − Property taxes: −$2,515
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$8,291
• Taxable loss: −$7,620
• Est. tax savings @ 24.0%: +$1,829
• After-tax cash flow: $-695/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

+128.2% since first listed

6 events — show timeline

• 2026-05-05 Pending — GAMLS
• 2026-05-05 Pending — FMLS
• 2026-04-27 Listed $285,000 FMLS
• 2026-04-27 Listed $285,000 GAMLS
• 2020-07-25 Sold (Public Records) $179,900 Public Records
• 2005-06-02 Sold (Public Records) $124,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,515 · +2.5% YoY. Source: county tax records.