653 Scotland Dr · Dallas, GA 30132

$313,900

3 bd · 2.0 ba · 1,832 sqft · SingleFamily public records · 116 Days on market

Built 2017 9,583 sqft lot $171/sqft · 5% below area Est $332k · 5% under $41/mo HOA · 2% of rent

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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 +13.0/30.0
• ARV discount +9.9/15.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2017, this modern ranch offers 3 bedrooms, 2 full bathrooms, and 1,832 sq. ft. of single-level living-zero steps, zero hassle. The backyard opens to a wooded area where deer and local wildlife are often seen, and includes a covered patio perfect for relaxing or entertaining. Nestled in an established swim and tennis community, enjoy access to a playground, basketball court, and welcoming neighborhood atmosphere. Located in the highly sought-after North Paulding School District and just minutes from historic downtown Dallas, where new restaurants, entertainment options, and planned redevelopment-including an amphitheater-are bringing fresh energy to the area. Move-in ready and well-appointed, this home blends comfort, charm, and convenience. Property taxes currently reflect a senior exemption and may change upon transfer.

Key facts

• New restaurants
• Covered patio
• 9,583 sq ft lot

Tags

• COVERED PATIO
• SWIM AND TENNIS COMMUNITY
• NORTH PAULDING SCHOOL DISTRICT
• HISTORIC DOWNTOWN DALLAS
• NEW RESTAURANTS
• ENTERTAINMENT OPTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $314k.

Deal economics

• At list price, monthly cash flow is $-19 ($-226/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (24.5% below list).
• Recommended offer: $237k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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-, amenities 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: Northside Elementary School (math 30% / reading 28%, grade F, #663 of 1,228 statewide, top 54%, 644 students, 50% FRL); Lena Mae Moses Middle School (math 38% / reading 53%, grade D+, #97 of 470 statewide, top 22%, 907 students, 42% FRL); North Paulding High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 2,986 students, 21% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 674 active listings in the ZIP; 2 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 $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

• It's been on market 116 days — a 9% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $198k; list at $314k implies a 59% 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 $237,121 (24.5% 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. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (median comp): $331,929
• List price: $313,900
• Delta: -5.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
675 Scotland Dr	0.03mi	3/2.0	1,832 (0%)	4mo	$295,000	$161	95
274 Caledonian Cir	0.08mi	3/2.0	1,852 (+1%)	21mo	$289,900	$157	76
219 Aberdeen Way	0.20mi	4/2.5 (+1)	1,889 (+3%)	6mo	$305,000	$161	74
283 Scotland Dr	0.27mi	4/2.5 (+1)	1,868 (+2%)	14mo	$329,000	$176	65
38 Kelso Way	0.25mi	3/2.5	1,632 (-11%)	6mo	$285,000	$175	63
140 Cyrilla Walk	0.57mi	4/2.0 (+1)	1,791 (-2%)	8mo	$385,000	$215	58
79 Cyrilla Walk	0.66mi	4/2.0 (+1)	1,774 (-3%)	2mo	$381,115	$215	58
320 Aberdeen Way	0.14mi	4/2.0 (+1)	1,965 (+7%)	23mo	$300,000	$153	57
320 Aberdeen Way	0.14mi	4/2.0 (+1)	1,965 (+7%)	23mo	$300,000	$153	57
125 Cyrilla Walk	0.62mi	4/2.0 (+1)	1,774 (-3%)	6mo	$384,990	$217	56

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-54,934
• Equity at exit: $46,804

10-year hold

• IRR: -12.3%
• Equity multiple: 0.31×
• Total profit: $-60,892
• Equity at exit: $27,140

Cash invested: $87,892 (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 30132

• Home prices YoY: -33.1%
• Rents YoY: 1.8%
• Active inventory: 674
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,371 medium
• Mortgage (P&I): −$1,646
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$131
• HOA: −$41
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-19

Break-even live

Break-even rent $2,395

Max offer price $310,578

Occupancy floor 96%

Sensitivity live

Price	-10% $159	-5% $70	+0% $-19	+5% $-108	+10% $-196
Rent	-10% $-206	-5% $-112	+0% $-19	+5% $75	+10% $169
Rate	-1.0pp $139	-0.5pp $61	base $-19	+0.5pp $-100	+1.0pp $-183

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: $78,475
• Closing costs: $9,417
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Caledonian Cir Dallas, GA	3.0	2.0	1852	$1,986	$1.07	4d	1	0.21mi
215 Scotland Dr Dallas, GA	4.0	2.5	1813	$1,999	$1.10	7d	1	0.32mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 30 events

1. 2026-06-21
   days on market $313,900 Active 116 DOM
2. 2026-06-18
   days on market $313,900 Active 113 DOM
3. 2026-06-17
   days on market $313,900 Active 112 DOM
4. 2026-06-16
   days on market $313,900 Active 111 DOM
5. 2026-06-15
   days on market $313,900 Active 110 DOM
6. 2026-06-13
   days on market $313,900 Active 108 DOM
7. 2026-06-13
   days on market $313,900 Active 107 DOM
8. 2026-06-09
   days on market $313,900 Active 104 DOM
9. 2026-06-08
   days on market $313,900 Active 103 DOM
10. 2026-06-07
    days on market $313,900 Active 102 DOM
11. 2026-06-04
    days on market $313,900 Active 99 DOM
12. 2026-06-03
    days on market $313,900 Active 98 DOM
13. 2026-06-02
    days on market $313,900 Active 97 DOM
14. 2026-06-01
    days on market $313,900 Active 96 DOM
15. 2026-05-31
    days on market $313,900 Active 95 DOM
16. 2026-04-27
    price $313,900 841-char remark

    Show marketing remark (1153 chars)

    Welcome to easy living in Highlands North. This well-maintained 3-bedroom, 2-bath ranch offers true one-level living with zero steps, making daily life simple and accessible. Whether you’re a first-time buyer, downsizing, or just looking for a low-maintenance home, this one checks the boxes. Inside, you’ll find a functional open layout with comfortable living space and a spacious kitchen that flows easily for both everyday living and entertaining. The home is move-in ready, giving you the opportunity to settle in without the need for updates or projects. Step outside to a private, wooded backyard—perfect for relaxing evenings, entertaining, or simply enjoying a little extra peace and quiet. Located in the desirable Highlands North community, you’ll also enjoy access to swim and tennis amenities, all while being conveniently close to shopping, dining, and highly sought North Paulding schools. If you’ve been searching for a well-priced, move-in ready ranch in a great community, this is one you don’t want to miss. One of the best opportunities for one-level living in Highlands North at this price point.

17. 2026-04-27
    price $313,900 1153-char remark

    Show marketing remark (1153 chars)

    Welcome to easy living in Highlands North. This well-maintained 3-bedroom, 2-bath ranch offers true one-level living with zero steps, making daily life simple and accessible. Whether you’re a first-time buyer, downsizing, or just looking for a low-maintenance home, this one checks the boxes. Inside, you’ll find a functional open layout with comfortable living space and a spacious kitchen that flows easily for both everyday living and entertaining. The home is move-in ready, giving you the opportunity to settle in without the need for updates or projects. Step outside to a private, wooded backyard—perfect for relaxing evenings, entertaining, or simply enjoying a little extra peace and quiet. Located in the desirable Highlands North community, you’ll also enjoy access to swim and tennis amenities, all while being conveniently close to shopping, dining, and highly sought North Paulding schools. If you’ve been searching for a well-priced, move-in ready ranch in a great community, this is one you don’t want to miss. One of the best opportunities for one-level living in Highlands North at this price point.

18. 2026-02-25
    price $314,900 1153-char remark

    Show marketing remark (1153 chars)

    Welcome to easy living in Highlands North. This well-maintained 3-bedroom, 2-bath ranch offers true one-level living with zero steps, making daily life simple and accessible. Whether you’re a first-time buyer, downsizing, or just looking for a low-maintenance home, this one checks the boxes. Inside, you’ll find a functional open layout with comfortable living space and a spacious kitchen that flows easily for both everyday living and entertaining. The home is move-in ready, giving you the opportunity to settle in without the need for updates or projects. Step outside to a private, wooded backyard—perfect for relaxing evenings, entertaining, or simply enjoying a little extra peace and quiet. Located in the desirable Highlands North community, you’ll also enjoy access to swim and tennis amenities, all while being conveniently close to shopping, dining, and highly sought North Paulding schools. If you’ve been searching for a well-priced, move-in ready ranch in a great community, this is one you don’t want to miss. One of the best opportunities for one-level living in Highlands North at this price point.

19. 2026-02-25
    listed $314,900 New 841-char remark

    Show marketing remark (1153 chars)

    Welcome to easy living in Highlands North. This well-maintained 3-bedroom, 2-bath ranch offers true one-level living with zero steps, making daily life simple and accessible. Whether you’re a first-time buyer, downsizing, or just looking for a low-maintenance home, this one checks the boxes. Inside, you’ll find a functional open layout with comfortable living space and a spacious kitchen that flows easily for both everyday living and entertaining. The home is move-in ready, giving you the opportunity to settle in without the need for updates or projects. Step outside to a private, wooded backyard—perfect for relaxing evenings, entertaining, or simply enjoying a little extra peace and quiet. Located in the desirable Highlands North community, you’ll also enjoy access to swim and tennis amenities, all while being conveniently close to shopping, dining, and highly sought North Paulding schools. If you’ve been searching for a well-priced, move-in ready ranch in a great community, this is one you don’t want to miss. One of the best opportunities for one-level living in Highlands North at this price point.

20. 2026-02-25
    listed $324,900 Active 1153-char remark

    Show marketing remark (1153 chars)

    Welcome to easy living in Highlands North. This well-maintained 3-bedroom, 2-bath ranch offers true one-level living with zero steps, making daily life simple and accessible. Whether you’re a first-time buyer, downsizing, or just looking for a low-maintenance home, this one checks the boxes. Inside, you’ll find a functional open layout with comfortable living space and a spacious kitchen that flows easily for both everyday living and entertaining. The home is move-in ready, giving you the opportunity to settle in without the need for updates or projects. Step outside to a private, wooded backyard—perfect for relaxing evenings, entertaining, or simply enjoying a little extra peace and quiet. Located in the desirable Highlands North community, you’ll also enjoy access to swim and tennis amenities, all while being conveniently close to shopping, dining, and highly sought North Paulding schools. If you’ve been searching for a well-priced, move-in ready ranch in a great community, this is one you don’t want to miss. One of the best opportunities for one-level living in Highlands North at this price point.

21. 2024-05-21
    historical
22. 2024-05-20
    historical
23. 2024-05-03
    listed $350,000
24. 2017-07-28
    soldstatus $197,900 Sold
25. 2017-05-16
    status Under Contract
26. 2017-05-09
    status Back on Market
27. 2017-04-27
    listed $197,900
28. 2017-04-27
    historical
29. 2011-10-04
    soldstatus $1,055,100
30. 2007-01-05
    soldstatus $4,914,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $2,888 · $241/mo
• Expected delta: +$1,998/yr (+$167/mo · 224.6%)

ⓘ 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 ≥105°F today · 18 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: $28,455
• − Mortgage interest: −$17,583
• − Property taxes: −$890
• − Insurance: −$1,570
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − HOA: −$492
• − Depreciation: −$9,132
• Taxable loss: −$5,764
• Est. tax savings @ 24.0%: +$1,383
• After-tax cash flow: $1,158/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): 53,348
• Household income: $109,914
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 593.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -92.85%
• Current HPI: 187.6553
• Rent YoY: ▲ 1.84%
• 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

-93.6% since first listed

15 events — show timeline

• 2026-04-27 Price Changed $313,900 GAMLS
• 2026-04-27 Price Changed $313,900 FMLS
• 2026-02-25 Price Changed $314,900 FMLS
• 2026-02-25 Listed $324,900 FMLS
• 2026-02-25 Listed $314,900 GAMLS
• 2024-05-21 Listing Removed — GAMLS
• 2024-05-20 Listing Removed — FMLS
• 2024-05-03 Listed $350,000 GAMLS
• 2017-07-28 Sold (MLS) $197,900 GAMLS
• 2017-05-16 Pending — GAMLS
• 2017-05-09 Relisted — GAMLS
• 2017-04-27 Listing Removed — GAMLS
• 2017-04-27 Listed $197,900 GAMLS
• 2011-10-04 Sold (Public Records) $1,055,100 Public Records
• 2007-01-05 Sold (Public Records) $4,914,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $890 · -3.4% YoY. Source: county tax records.