108 Vickie Dr · Hiram, GA 30141

$224,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 117 Days on market

Built 1977 0.50 ac lot $194/sqft · 10% below area Est $248k · 10% 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 +16.9/30.0
• ARV discount +11.9/15.0
• DSCR +5.3/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3 bedroom, 1 bathroom ranch in the sought-after Deer Run community! This inviting home features a bright, open-concept living and dining area with vaulted ceilings, creating a spacious feel that's ideal for everyday living and entertaining. The updated kitchen offers stone countertops, white cabinetry, and a convenient breakfast bar with views to the main living space. The spacious primary bedroom includes his and hers closets, while two additional bedrooms provide comfortable accommodations for family, guests, or a home office. The large bathroom features double vanities, a shower/tub combo, and a convenient laundry area. Enjoy outdoor living in the fenced backyard, now enhanced with a newly added rear deck, perfect for relaxing or entertaining. A 1-car carport adds everyday convenience. No HOA! Don't miss this opportunity to own a well-maintained home in a desirable location.

Key facts

• Stone countertops
• Updated kitchen
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• UPDATED KITCHEN
• STONE COUNTERTOPS
• BREAKFAST BAR
• FENCED BACKYARD
• NEWLY ADDED REAR DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $148 ($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 $202k (10.0% below list).
• Recommended offer: $202k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Bessie L. Baggett Elementary (math 49% / reading 37%, grade F, #370 of 1,228 statewide, top 30%, 589 students, 62% FRL); J. A. Dobbins Middle School (math 28% / reading 37%, grade F, #221 of 470 statewide, top 48%, 532 students, 61% FRL); Hiram High School (math 19% / reading 17%, grade F, #258 of 424 statewide, top 62%, 1,468 students, 55% FRL) — zoned schools average 59% FRL vs 33% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 239 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 117 days — a 9% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $224k implies a 1111% gain — meaningful room to come down on a strong offer.

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 $201,578 (10.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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?
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: 0.90% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (median comp): $248,202
• List price: $224,000
• Delta: -9.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Pine Valley Rd	0.45mi	3/2.0	1,256 (+9%)	2mo	$258,000	$205	59

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-27,096
• Equity at exit: $33,399

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-12,408
• Equity at exit: $19,367

Cash invested: $62,720 (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 30141

• Home prices YoY: -17.3%
• Rents YoY: 2.9%
• Active inventory: 239
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$1,175
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $148

Break-even live

Break-even rent $1,828

Max offer price $224,000

Occupancy floor 88%

Sensitivity live

Price	-10% $275	-5% $212	+0% $148	+5% $85	+10% $21
Rent	-10% $-11	-5% $69	+0% $148	+5% $228	+10% $307
Rate	-1.0pp $261	-0.5pp $205	base $148	+0.5pp $90	+1.0pp $31

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 Pine Valley Dr Powder Springs, GA	3.0	2.0	1220	$1,779	$1.46	26d	1	0.99mi
124 Spring Dr Hiram, GA	4.0	2.0	1440	$1,796	$1.25	45d	1	1.23mi
48 Deerhunter Ln Powder Springs, GA	3.0	2.0	1436	$1,795	$1.25	5d	1	1.46mi

Listing history 31 events

1. 2026-06-21
   days on market $224,000 Active 117 DOM
2. 2026-06-18
   days on market $224,000 Active 114 DOM
3. 2026-06-17
   days on market $224,000 Active 113 DOM
4. 2026-06-16
   days on market $224,000 Active 112 DOM
5. 2026-06-15
   days on market $224,000 Active 111 DOM
6. 2026-06-13
   days on market $224,000 Active 109 DOM
7. 2026-06-13
   days on market $224,000 Active 108 DOM
8. 2026-06-09
   days on market $224,000 Active 105 DOM
9. 2026-06-08
   days on market $224,000 Active 104 DOM
10. 2026-06-07
    days on market $224,000 Active 103 DOM
11. 2026-06-04
    days on market $224,000 Active 100 DOM
12. 2026-06-03
    days on market $224,000 Active 99 DOM
13. 2026-06-02
    days on market $224,000 Active 98 DOM
14. 2026-06-01
    days on market $224,000 Active 97 DOM
15. 2026-05-31
    days on market $224,000 Active 96 DOM
16. 2026-05-01
    price $230,000 915-char remark

    Show marketing remark (927 chars)

    Welcome to this charming 3 bedroom, 1 bathroom ranch in the sought-after Deer Run community! This inviting home features a bright, open-concept living and dining area with vaulted ceilings, creating a spacious feel that’s ideal for everyday living and entertaining. The updated kitchen offers stone countertops, white cabinetry, and a convenient breakfast bar with views to the main living space. The spacious primary bedroom includes his and hers closets, while two additional bedrooms provide comfortable accommodations for family, guests, or a home office. The large bathroom features double vanities, a shower/tub combo, and a convenient laundry area. Enjoy outdoor living in the fenced backyard, now enhanced with a newly added rear deck, perfect for relaxing or entertaining. A 1-car carport adds everyday convenience. No HOA! Don’t miss this opportunity to own a well-maintained home in a desirable location.

17. 2026-05-01
    price $230,000 927-char remark

    Show marketing remark (927 chars)

    Welcome to this charming 3 bedroom, 1 bathroom ranch in the sought-after Deer Run community! This inviting home features a bright, open-concept living and dining area with vaulted ceilings, creating a spacious feel that’s ideal for everyday living and entertaining. The updated kitchen offers stone countertops, white cabinetry, and a convenient breakfast bar with views to the main living space. The spacious primary bedroom includes his and hers closets, while two additional bedrooms provide comfortable accommodations for family, guests, or a home office. The large bathroom features double vanities, a shower/tub combo, and a convenient laundry area. Enjoy outdoor living in the fenced backyard, now enhanced with a newly added rear deck, perfect for relaxing or entertaining. A 1-car carport adds everyday convenience. No HOA! Don’t miss this opportunity to own a well-maintained home in a desirable location.

18. 2026-03-30
    price $240,000 915-char remark

    Show marketing remark (927 chars)

    Welcome to this charming 3 bedroom, 1 bathroom ranch in the sought-after Deer Run community! This inviting home features a bright, open-concept living and dining area with vaulted ceilings, creating a spacious feel that’s ideal for everyday living and entertaining. The updated kitchen offers stone countertops, white cabinetry, and a convenient breakfast bar with views to the main living space. The spacious primary bedroom includes his and hers closets, while two additional bedrooms provide comfortable accommodations for family, guests, or a home office. The large bathroom features double vanities, a shower/tub combo, and a convenient laundry area. Enjoy outdoor living in the fenced backyard, now enhanced with a newly added rear deck, perfect for relaxing or entertaining. A 1-car carport adds everyday convenience. No HOA! Don’t miss this opportunity to own a well-maintained home in a desirable location.

19. 2026-03-30
    price $240,000 927-char remark

    Show marketing remark (927 chars)

    Welcome to this charming 3 bedroom, 1 bathroom ranch in the sought-after Deer Run community! This inviting home features a bright, open-concept living and dining area with vaulted ceilings, creating a spacious feel that’s ideal for everyday living and entertaining. The updated kitchen offers stone countertops, white cabinetry, and a convenient breakfast bar with views to the main living space. The spacious primary bedroom includes his and hers closets, while two additional bedrooms provide comfortable accommodations for family, guests, or a home office. The large bathroom features double vanities, a shower/tub combo, and a convenient laundry area. Enjoy outdoor living in the fenced backyard, now enhanced with a newly added rear deck, perfect for relaxing or entertaining. A 1-car carport adds everyday convenience. No HOA! Don’t miss this opportunity to own a well-maintained home in a desirable location.

20. 2026-02-24
    listed $250,000 New 915-char remark

    Show marketing remark (927 chars)

    Welcome to this charming 3 bedroom, 1 bathroom ranch in the sought-after Deer Run community! This inviting home features a bright, open-concept living and dining area with vaulted ceilings, creating a spacious feel that’s ideal for everyday living and entertaining. The updated kitchen offers stone countertops, white cabinetry, and a convenient breakfast bar with views to the main living space. The spacious primary bedroom includes his and hers closets, while two additional bedrooms provide comfortable accommodations for family, guests, or a home office. The large bathroom features double vanities, a shower/tub combo, and a convenient laundry area. Enjoy outdoor living in the fenced backyard, now enhanced with a newly added rear deck, perfect for relaxing or entertaining. A 1-car carport adds everyday convenience. No HOA! Don’t miss this opportunity to own a well-maintained home in a desirable location.

21. 2026-02-24
    listed $250,000 Active 927-char remark

    Show marketing remark (927 chars)

    Welcome to this charming 3 bedroom, 1 bathroom ranch in the sought-after Deer Run community! This inviting home features a bright, open-concept living and dining area with vaulted ceilings, creating a spacious feel that’s ideal for everyday living and entertaining. The updated kitchen offers stone countertops, white cabinetry, and a convenient breakfast bar with views to the main living space. The spacious primary bedroom includes his and hers closets, while two additional bedrooms provide comfortable accommodations for family, guests, or a home office. The large bathroom features double vanities, a shower/tub combo, and a convenient laundry area. Enjoy outdoor living in the fenced backyard, now enhanced with a newly added rear deck, perfect for relaxing or entertaining. A 1-car carport adds everyday convenience. No HOA! Don’t miss this opportunity to own a well-maintained home in a desirable location.

22. 2024-10-15
    historical
23. 2024-10-14
    historical
24. 2024-09-12
    listed $245,000 Active
25. 2024-09-12
    listed $245,000 New
26. 2011-06-24
    historical
27. 2011-06-09
    soldstatus $18,500 Sold
28. 2011-05-17
    status Pending
29. 2011-04-20
    listed $19,900 Active
30. 2003-01-30
    soldstatus $87,900
31. 1995-05-02
    soldstatus $48,000

ⓘ 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: $2,115 · $176/mo
• Projected year-2 tax: $2,115 · $176/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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $24,189
• − Mortgage interest: −$12,547
• − Property taxes: −$2,115
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$6,516
• Taxable loss: −$1,980
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $2,253/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): 27,220
• Household income: $86,824
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 498.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Black 33% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 10% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 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: ▼ -41.28%
• Current HPI: 197.6767
• Rent YoY: ▲ 2.90%
• 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

+379.2% since first listed

16 events — show timeline

• 2026-05-01 Price Changed $230,000 GAMLS
• 2026-05-01 Price Changed $230,000 FMLS
• 2026-03-30 Price Changed $240,000 GAMLS
• 2026-03-30 Price Changed $240,000 FMLS
• 2026-02-24 Listed $250,000 FMLS
• 2026-02-24 Listed $250,000 GAMLS
• 2024-10-15 Listing Removed — FMLS
• 2024-10-14 Listing Removed — GAMLS
• 2024-09-12 Listed $245,000 GAMLS
• 2024-09-12 Listed $245,000 FMLS
• 2011-06-24 Listing Removed — FMLS
• 2011-06-09 Sold (MLS) $18,500 FMLS
• 2011-05-17 Pending — FMLS
• 2011-04-20 Listed $19,900 FMLS
• 2003-01-30 Sold (Public Records) $87,900 Public Records
• 1995-05-02 Sold (Public Records) $48,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,115 · -2.9% YoY. Source: county tax records.