3371 Villa Rica Hwy · Hiram, GA 30157

$164,900

3 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 12 Days on market

Built 1982 1.75 ac lot Est $288k · 43% under

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Why this score? — see what drove the B 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.1/10.0
• 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

Traditional home with 3 bedrooms and 1 full bath. House has rocking chair front porch. The home needs interior and exterior repairs. There is approximately 1.75 +/- acres of land and the property has been cleared and is level. There is a large outbuilding or detached garage. Property is being sold "as is". The driveway is alongside the Barbecue Restaurant and behind it. Lots of potential. Conveniently located to shopping centers, strip malls, medical facilities, schools and restaurants. Just 10 to 15 minutes to highway 61 ,92, 120 and 278.

Key facts

• 1.75 acre lot
• Built 1982
• Listed 12 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.8% 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+, schools D, crime 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); 614 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $287,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Campground School Rd	0.26mi	3/2.0	1,648 (+6%)	2mo	$281,000	$171	75
535 Hart Rd	0.66mi	3/2.0	1,560 (+1%)	8mo	$235,000	$151	61
144 Parson Rd	0.46mi	3/1.5	1,446 (-7%)	6mo	$324,600	$224	60
219 Graison Ln	0.51mi	3/2.0	1,426 (-8%)	6mo	$275,000	$193	58
107 Oconnor Dr	0.65mi	3/2.0	1,615 (+4%)	7mo	$303,000	$188	57
29 Hickory Ct	0.28mi	4/1.5 (+1)	1,377 (-11%)	7mo	$237,750	$173	55
71 King Arthur Ct	0.61mi	4/2.0 (+1)	1,413 (-9%)	5mo	$255,000	$180	48
44 King Arthur Ct	0.60mi	3/2.0	1,448 (-6%)	18mo	$260,000	$180	46
389 Campground School Rd	0.46mi	3/2.0	1,320 (-15%)	11mo	$299,900	$227	44
84 Oconnor Dr	0.70mi	3/2.0	1,694 (+9%)	15mo	$290,000	$171	39
361 Hart Rd	0.71mi	3/2.0	1,324 (-14%)	7mo	$246,000	$186	36
352 Cranbrooke Dr	0.75mi	3/2.0	1,367 (-12%)	18mo	$325,000	$238	30

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,731
• Equity at exit: $24,587

10-year hold

• IRR: 5.3%
• Equity multiple: 1.34×
• Total profit: $15,580
• Equity at exit: $14,258

Cash invested: $46,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$865
• Tax from tax record: −$162 /mo · $1,940/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $484

Break-even live

Break-even rent $1,386

Max offer price $164,900

Occupancy floor 71%

Sensitivity live

Price	-10% $578	-5% $531	+0% $484	+5% $438	+10% $391
Rent	-10% $326	-5% $405	+0% $484	+5% $563	+10% $642
Rate	-1.0pp $567	-0.5pp $526	base $484	+0.5pp $442	+1.0pp $398

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Alma Dr Dallas, GA	4.0	2.0	1456	$1,795	$1.23	23d	1	0.49mi
87 Oconnor Dr Dallas, GA	3.0	2.0	1668	$1,865	$1.12	6d	1	0.65mi
325 King Henry Rd Dallas, GA	4.0	3.0	1524	$1,975	$1.30	4d	1	0.75mi
13 King Arnold Dr Dallas, GA	4.0	2.0	1524	$1,950	$1.28	6d	1	0.79mi
139 Brooks Mill Ln Dallas, GA	4.0	2.0	1654	$1,896	$1.15	25d	1	0.80mi
120 Paces Meadows Ln Dallas, GA	3.0	2.0	1500	$1,845	$1.23	3d	1	0.85mi
120 Paces Meadows Ln Dallas, GA	3.0	2.0	1500	$1,845	$1.23	0d	1	0.85mi
165 Ladora Dr Dallas, GA	3.0	2.0	1482	$1,800	$1.21	45d	1	0.96mi
17 Paces Meadows Dr Dallas, GA	3.0	2.0	1204	$1,669	$1.39	25d	1	0.96mi
366 Paces Overlook Trce Dallas, GA	3.0	2.0	1560	$2,069	$1.33	45d	1	1.03mi
2338 Villa Rica Hwy Dallas, GA	3.0	2.0	1120	$1,711	$1.53	14d	1	1.06mi
59 Canterbury Dr Dallas, GA	4.0	3.0	1318	$2,080	$1.58	3d	1	1.10mi
377 Johnstons Dr Dallas, GA	3.0	2.0	1296	$1,860	$1.44	0d	1	1.20mi
42 Appleton Way Dallas, GA	4.0	2.5	1856	$1,951	$1.05	12d	1	1.21mi

Listing history 21 events

1. 2024-03-04
   soldstatus $150,000 Sold 555-char remark

   Show marketing remark (555 chars)

   Traditional home with 3 bedrooms and 1 full bath. House has rocking chair front porch. The home needs interior and exterior repairs. There is approximately 1.75 +/- acres of land and the property has been cleared and is level. There is a large outbuilding or detached garage. Property is being sold "as is". The driveway is alongside the Barbecue Restaurant and behind it. Lots of potential. Conveniently located to shopping centers, strip malls, medical facilities, schools and restaurants. Just 10 to 15 minutes to highway 61 ,92, 120 and 278.

2. 2024-02-18
   status Under Contract 555-char remark

   Show marketing remark (555 chars)

   Traditional home with 3 bedrooms and 1 full bath. House has rocking chair front porch. The home needs interior and exterior repairs. There is approximately 1.75 +/- acres of land and the property has been cleared and is level. There is a large outbuilding or detached garage. Property is being sold "as is". The driveway is alongside the Barbecue Restaurant and behind it. Lots of potential. Conveniently located to shopping centers, strip malls, medical facilities, schools and restaurants. Just 10 to 15 minutes to highway 61 ,92, 120 and 278.

3. 2024-02-18
   status Pending

   Show marketing remark (555 chars)

   Traditional home with 3 bedrooms and 1 full bath. House has rocking chair front porch. The home needs interior and exterior repairs. There is approximately 1.75 +/- acres of land and the property has been cleared and is level. There is a large outbuilding or detached garage. Property is being sold "as is". The driveway is alongside the Barbecue Restaurant and behind it. Lots of potential. Conveniently located to shopping centers, strip malls, medical facilities, schools and restaurants. Just 10 to 15 minutes to highway 61 ,92, 120 and 278.

4. 2024-01-31
   listed $164,900 New 555-char remark

   Show marketing remark (555 chars)

   Traditional home with 3 bedrooms and 1 full bath. House has rocking chair front porch. The home needs interior and exterior repairs. There is approximately 1.75 +/- acres of land and the property has been cleared and is level. There is a large outbuilding or detached garage. Property is being sold "as is". The driveway is alongside the Barbecue Restaurant and behind it. Lots of potential. Conveniently located to shopping centers, strip malls, medical facilities, schools and restaurants. Just 10 to 15 minutes to highway 61 ,92, 120 and 278.

5. 2024-01-31
   listed $164,900 Active

   Show marketing remark (555 chars)

   Traditional home with 3 bedrooms and 1 full bath. House has rocking chair front porch. The home needs interior and exterior repairs. There is approximately 1.75 +/- acres of land and the property has been cleared and is level. There is a large outbuilding or detached garage. Property is being sold "as is". The driveway is alongside the Barbecue Restaurant and behind it. Lots of potential. Conveniently located to shopping centers, strip malls, medical facilities, schools and restaurants. Just 10 to 15 minutes to highway 61 ,92, 120 and 278.

6. 2023-08-03
   historical
7. 2023-06-30
   listed $199,800 New
8. 2022-04-21
   soldstatus $100,000 Closed
9. 2022-03-18
   status Pending
10. 2022-03-02
    price $174,900
11. 2022-01-29
    listed $199,900 Active
12. 2021-12-31
    historical
13. 2021-11-30
    price $375,000
14. 2021-06-01
    listed $400,000 New
15. 2021-06-01
    historical
16. 2021-03-26
    price $400,000
17. 2021-03-12
    listed $135,000 New
18. 2002-06-26
    soldstatus $124,000
19. 2000-11-17
    soldstatus $89,000
20. 1998-05-12
    soldstatus $63,400
21. 1993-07-28
    soldstatus $58,000

ⓘ 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: $1,940 · $162/mo
• Projected year-2 tax: $1,940 · $162/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 6 d/yr ≥103°F today · 17 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: $23,991
• − Mortgage interest: −$9,237
• − Property taxes: −$1,940
• − Insurance: −$824
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$4,797
• Taxable income: $3,354
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $5,007/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

+158.6% since first listed

21 events — show timeline

• 2024-03-04 Sold (MLS) $150,000 GAMLS
• 2024-02-18 Pending — GAMLS
• 2024-02-18 Pending — FMLS
• 2024-01-31 Listed $164,900 FMLS
• 2024-01-31 Listed $164,900 GAMLS
• 2023-08-03 Listing Removed — GAMLS
• 2023-06-30 Listed $199,800 GAMLS
• 2022-04-21 Sold (MLS) $100,000 FMLS
• 2022-03-18 Pending — FMLS
• 2022-03-02 Price Changed $174,900 FMLS
• 2022-01-29 Listed $199,900 FMLS
• 2021-12-31 Listing Removed — GAMLS
• 2021-11-30 Price Changed $375,000 GAMLS
• 2021-06-01 Listing Removed — GAMLS
• 2021-06-01 Listed $400,000 GAMLS
• 2021-03-26 Price Changed $400,000 GAMLS
• 2021-03-12 Listed $135,000 GAMLS
• 2002-06-26 Sold (Public Records) $124,000 Public Records
• 2000-11-17 Sold (Public Records) $89,000 Public Records
• 1998-05-12 Sold (Public Records) $63,400 Public Records
• 1993-07-28 Sold (Public Records) $58,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,940 · +4.5% YoY. Source: county tax records.