565 Ray Cole Rd · Villa Rica, GA 30157

$274,900

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 16 Days on market

Built 1973 0.92 ac lot $170/sqft · 26% below area Est $374k · 26% under ↓ 5% since listing

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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
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 565 Ray Cole Rd in Dallas, GA-a beautifully updated home offering the perfect blend of modern finishes, functional layout, and unbeatable value in one of Paulding County's fastest-growing areas. Step inside to discover a bright, open-concept floor plan featuring new flooring, fresh paint, and designer touches throughout. The kitchen is a true centerpiece with a large island, stainless steel appliances, updated cabinetry, and ample prep space, all flowing seamlessly into the main living areas-ideal for entertaining or everyday living. The home features fully renovated bathrooms with custom tile work, including a sleek tub/shower combo and a stylish walk-in shower option-giving buyers flexibility and a move-in ready feel. The oversized living room with a modern accent wall and fireplace creates a warm, inviting space perfect for relaxing or hosting. Step outside to enjoy your brand new back deck overlooking a private, wooded lot, offering peace, privacy, and plenty of room to expand, entertain, or simply unwind. Aggressively priced to compete - whether you're a first-time buyer, move-up buyer, or investor, this property checks all the boxes for value, condition, and location.

Key facts

• Custom tile work
• Large island
• Updated cabinetry

Tags

• OPEN CONCEPT FLOOR PLAN
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• UPDATED CABINETRY
• FULLY RENOVATED BATHROOMS
• CUSTOM TILE WORK

Property features AI

Finance

• Other: Located in Paulding County, GA

Exterior

• Parking: Parking at kitchen level
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: One-level home; Fee simple ownership
• Construction: Vinyl siding; Composition roof; Brick/mortar foundation; Resale condition
• Exterior features: Asphalt road frontage on a county road; Directions verified with Apple and Google Maps

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Kitchen located on main level
• Bedrooms: Three main-level bedrooms; Master suite on the main level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom with additional features
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: High-speed internet; No common walls; Family room; Crawl space basement
• Laundry & utility: Laundry area with additional/other features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

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 $226k (17.8% below list).
• Recommended offer: $226k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.0% in Villa Rica — 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 65/100 on livability (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety 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: Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% FRL); South Paulding High School (math 20% / reading 32%, grade F, #175 of 424 statewide, top 42%, 1,911 students, 36% FRL).
• Market conditions: Rents soft (-2.8%/yr); 598 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 $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 16 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,948 (17.8% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (median comp): $373,508
• List price: $274,900
• Delta: -22.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Champions Xing	0.57mi	3/2.0	1,682 (+4%)	5mo	$334,000	$199	63
90 Colonial Ter	0.74mi	3/3.0	1,760 (+9%)	15mo	$394,900	$224	34
47 Colonial Ter	0.72mi	2/2.0 (-1)	1,792 (+11%)	15mo	$448,990	$251	31

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-42,963
• Equity at exit: $40,988

10-year hold

• IRR: -13.4%
• Equity multiple: 0.31×
• Total profit: $-52,760
• Equity at exit: $23,768

Cash invested: $76,972 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $131

Break-even live

Break-even rent $2,094

Max offer price $274,900

Occupancy floor 89%

Sensitivity live

Price	-10% $286	-5% $208	+0% $131	+5% $53	+10% $-25
Rent	-10% $-48	-5% $41	+0% $131	+5% $220	+10% $309
Rate	-1.0pp $269	-0.5pp $201	base $131	+0.5pp $59	+1.0pp $-13

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Borland Rd Villa Rica, GA	4.0	2.5	2132	$2,249	$1.05	11d	1	1.40mi
138 Cotton Tail Ln Villa Rica, GA	3.0	2.0	1663	$1,865	$1.12	44d	1	1.45mi

Listing history 9 events

1. 2026-06-04
   status $274,900 Pending 16 DOM
2. 2026-06-03
   days on market $274,900 Active 16 DOM

   Show marketing remark (1211 chars)

   Welcome to 565 Ray Cole Rd in Dallas, GA-a beautifully updated home offering the perfect blend of modern finishes, functional layout, and unbeatable value in one of Paulding County's fastest-growing areas. Step inside to discover a bright, open-concept floor plan featuring new flooring, fresh paint, and designer touches throughout. The kitchen is a true centerpiece with a large island, stainless steel appliances, updated cabinetry, and ample prep space, all flowing seamlessly into the main living areas-ideal for entertaining or everyday living. The home features fully renovated bathrooms with custom tile work, including a sleek tub/shower combo and a stylish walk-in shower option-giving buyers flexibility and a move-in ready feel. The oversized living room with a modern accent wall and fireplace creates a warm, inviting space perfect for relaxing or hosting. Step outside to enjoy your brand new back deck overlooking a private, wooded lot, offering peace, privacy, and plenty of room to expand, entertain, or simply unwind. Aggressively priced to compete - whether you're a first-time buyer, move-up buyer, or investor, this property checks all the boxes for value, condition, and location.

3. 2026-06-02
   days on market $274,900 Active 15 DOM
4. 2026-06-01
   days on market $274,900 Active 14 DOM
5. 2026-05-31
   days on market $274,900 Active 13 DOM
6. 2026-05-18
   price $274,900 1211-char remark

   Show marketing remark (1211 chars)

   Welcome to 565 Ray Cole Rd in Dallas, GA-a beautifully updated home offering the perfect blend of modern finishes, functional layout, and unbeatable value in one of Paulding County's fastest-growing areas. Step inside to discover a bright, open-concept floor plan featuring new flooring, fresh paint, and designer touches throughout. The kitchen is a true centerpiece with a large island, stainless steel appliances, updated cabinetry, and ample prep space, all flowing seamlessly into the main living areas-ideal for entertaining or everyday living. The home features fully renovated bathrooms with custom tile work, including a sleek tub/shower combo and a stylish walk-in shower option-giving buyers flexibility and a move-in ready feel. The oversized living room with a modern accent wall and fireplace creates a warm, inviting space perfect for relaxing or hosting. Step outside to enjoy your brand new back deck overlooking a private, wooded lot, offering peace, privacy, and plenty of room to expand, entertain, or simply unwind. Aggressively priced to compete - whether you're a first-time buyer, move-up buyer, or investor, this property checks all the boxes for value, condition, and location.

7. 2026-05-18
   price $274,900 1211-char remark

   Show marketing remark (1211 chars)

   Welcome to 565 Ray Cole Rd in Dallas, GA-a beautifully updated home offering the perfect blend of modern finishes, functional layout, and unbeatable value in one of Paulding County's fastest-growing areas. Step inside to discover a bright, open-concept floor plan featuring new flooring, fresh paint, and designer touches throughout. The kitchen is a true centerpiece with a large island, stainless steel appliances, updated cabinetry, and ample prep space, all flowing seamlessly into the main living areas-ideal for entertaining or everyday living. The home features fully renovated bathrooms with custom tile work, including a sleek tub/shower combo and a stylish walk-in shower option-giving buyers flexibility and a move-in ready feel. The oversized living room with a modern accent wall and fireplace creates a warm, inviting space perfect for relaxing or hosting. Step outside to enjoy your brand new back deck overlooking a private, wooded lot, offering peace, privacy, and plenty of room to expand, entertain, or simply unwind. Aggressively priced to compete - whether you're a first-time buyer, move-up buyer, or investor, this property checks all the boxes for value, condition, and location.

8. 2026-05-04
   listed $290,000 Active 1211-char remark
9. 2026-04-28
   listed $290,000 New 1211-char remark

   Show marketing remark (1211 chars)

   Welcome to 565 Ray Cole Rd in Dallas, GA-a beautifully updated home offering the perfect blend of modern finishes, functional layout, and unbeatable value in one of Paulding County's fastest-growing areas. Step inside to discover a bright, open-concept floor plan featuring new flooring, fresh paint, and designer touches throughout. The kitchen is a true centerpiece with a large island, stainless steel appliances, updated cabinetry, and ample prep space, all flowing seamlessly into the main living areas-ideal for entertaining or everyday living. The home features fully renovated bathrooms with custom tile work, including a sleek tub/shower combo and a stylish walk-in shower option-giving buyers flexibility and a move-in ready feel. The oversized living room with a modern accent wall and fireplace creates a warm, inviting space perfect for relaxing or hosting. Step outside to enjoy your brand new back deck overlooking a private, wooded lot, offering peace, privacy, and plenty of room to expand, entertain, or simply unwind. Aggressively priced to compete - whether you're a first-time buyer, move-up buyer, or investor, this property checks all the boxes for value, condition, and location.

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $2,529 · $211/mo
• Expected delta: +$1,351/yr (+$113/mo · 114.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $27,114
• − Mortgage interest: −$15,399
• − Property taxes: −$1,178
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$7,997
• Taxable loss: −$3,173
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $2,329/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 — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment B Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Paulding County · 134,013 people
• City population: 43,013
• 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

-5.2% since first listed

6 events — show timeline

• 2026-06-03 Pending — GAMLS
• 2026-06-03 Pending — FMLS
• 2026-05-18 Price Changed $274,900 FMLS
• 2026-05-18 Price Changed $274,900 GAMLS
• 2026-05-04 Listed $290,000 FMLS
• 2026-04-28 Listed $290,000 GAMLS

Property tax history

+6.6%/yr

Latest (2025): $1,178 · -1.7% YoY. Source: county tax records.