34 Dalgety Xing · Dallas, GA 30132

$319,900

4 bd · 2.0 ba · 1,852 sqft · SingleFamily public records · 13 Days on market

Built 2019 7,840 sqft lot Est $315k · at est. $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 +12.1/30.0
• ARV discount +6.8/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover modern suburban living at its finest in this beautiful 3-bedroom, 2-bathroom single-family ranch in the Highlands North community! Boasting an open-concept design with vaulted ceilings, an eat-in kitchen with stainless steel appliances, this 2019-built home is designed for comfort. Enjoy the ease of a single-story layout paired with a massive daylight basement, ideal for extensive storage or recreational space. Equipped with an attached 2-car garage, and a charming elevated and sheltered rear porch. Conveniently located near local parks, retail hubs, and steps from Northside Elementary. Pet-friendly community!

Key facts

• Open-concept design
• Eat-in kitchen
• Elevated rear porch

Tags

• OPEN-CONCEPT DESIGN
• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• MASSIVE DAYLIGHT BASEMENT
• ELEVATED REAR PORCH
• SHELTERED REAR PORCH

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $495

Exterior

• Parking: Garage (2 spaces)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Sewer available; Water available
• Home design: Single-level home; Resale property
• Construction: Brick construction; Shingle roof; Block foundation
• Exterior features: Rear porch; Other exterior features; Asphalt road frontage on a private road

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Refrigerator; Cabinets
• Bedrooms: Three main-level bedrooms; Other bedroom features; Master bathroom with other features
• Flooring: Other flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Other heating; Other cooling
• Interior features: No common walls; Unfinished basement; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-73 ($-877/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (17.8% below list).
• Recommended offer: $263k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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 32% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 652 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 $10k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 8y 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 $269k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,947 (17.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $314,840
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Aberdeen Way	0.14mi	4/2.5	1,889 (+2%)	6mo	$305,000	$161	83
675 Scotland Dr	0.20mi	3/2.0 (-1)	1,832 (-1%)	4mo	$295,000	$161	80
283 Scotland Dr	0.16mi	4/2.5	1,868 (+1%)	14mo	$329,000	$176	77
274 Caledonian Cir	0.11mi	3/2.0 (-1)	1,852 (0%)	21mo	$289,900	$157	72
38 Kelso Way	0.11mi	3/2.5 (-1)	1,632 (-12%)	6mo	$285,000	$175	63
320 Aberdeen Way	0.19mi	4/2.0	1,965 (+6%)	23mo	$300,000	$153	61
320 Aberdeen Way	0.20mi	4/2.0	1,965 (+6%)	23mo	$300,000	$153	61
140 Cyrilla Walk	0.63mi	4/2.0	1,791 (-3%)	8mo	$385,000	$215	59
79 Cyrilla Walk	0.71mi	4/2.0	1,774 (-4%)	2mo	$381,115	$215	58
125 Cyrilla Walk	0.67mi	4/2.0	1,774 (-4%)	6mo	$384,990	$217	57
207 John Walraven Rd	0.75mi	3/2.0 (-1)	1,944 (+5%)	4mo	$330,000	$170	49

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-59,525
• Equity at exit: $47,698

10-year hold

• IRR: -14.3%
• Equity multiple: 0.22×
• Total profit: $-69,981
• Equity at exit: $27,659

Cash invested: $89,572 (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: 652
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$298 /mo · $3,582/yr
• Insurance: −$133
• HOA: −$41
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-73

Break-even live

Break-even rent $2,722

Max offer price $306,986

Occupancy floor 98%

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: $79,975
• Closing costs: $9,597
• 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	2d	1	0.03mi
215 Scotland Dr Dallas, GA	4.0	2.5	1813	$1,999	$1.10	5d	1	0.12mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 10 events

1. 2026-06-18
   days on market $319,900 Active 13 DOM
2. 2026-06-17
   days on market $319,900 Active 12 DOM
3. 2026-06-16
   days on market $319,900 Active 11 DOM
4. 2026-06-15
   days on market $319,900 Active 10 DOM
5. 2026-06-13
   days on market $319,900 Active 8 DOM
6. 2026-06-13
   days on market $319,900 Active 7 DOM
7. 2026-06-09
   days on market $319,900 Active 4 DOM
8. 2026-06-08
   days on market $319,900 Active 3 DOM
9. 2026-06-07
   remarks 626-char remark
10. 2026-06-07
    listed $319,900 Active 2 DOM

ⓘ 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: $3,582 · $298/mo
• Projected year-2 tax: $3,582 · $298/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 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $31,554
• − Mortgage interest: −$17,919
• − Property taxes: −$3,582
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − HOA: −$492
• − Depreciation: −$9,306
• Taxable loss: −$6,394
• Est. tax savings @ 24.0%: +$1,535
• After-tax cash flow: $657/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

-93.2% since first listed

42 events — show timeline

• 2026-06-03 Listed $319,900 FMLS
• 2026-06-03 Listed $319,900 GAMLS
• 2026-02-15 Rental Removed $1,910 RENTPROGRESS
• 2026-02-06 Price Changed $1,910 RENTPROGRESS
• 2026-02-03 Price Changed $1,890 RENTPROGRESS
• 2026-01-29 Price Changed $1,880 RENTPROGRESS
• 2026-01-26 Price Changed $1,940 RENTPROGRESS
• 2026-01-21 Price Changed $2,000 RENTPROGRESS
• 2026-01-15 Price Changed $2,060 RENTPROGRESS
• 2026-01-14 Price Changed $2,020 RENTPROGRESS
• 2026-01-10 Price Changed $2,000 RENTPROGRESS
• 2026-01-08 Listed for Rent $2,800 RENTPROGRESS
• 2021-06-28 Sold (Public Records) $269,000 Public Records
• 2021-06-28 Sold (MLS) $269,000 FMLS
• 2021-05-13 Pending — FMLS
• 2021-04-24 Listed $260,000 FMLS
• 2019-07-29 Sold (MLS) $226,900 GAMLS
• 2019-06-26 Pending — GAMLS
• 2019-06-14 Relisted — GAMLS
• 2019-06-11 Pending — GAMLS
• 2019-05-30 Relisted — GAMLS
• 2019-05-29 Pending — GAMLS
• 2019-05-17 Price Changed $226,900 GAMLS
• 2019-05-17 Relisted — GAMLS
• 2019-05-08 Listing Removed — GAMLS
• 2019-04-05 Relisted — GAMLS
• 2019-04-01 Listing Removed — GAMLS
• 2019-03-15 Price Changed $224,900 GAMLS
• 2019-03-01 Relisted — GAMLS
• 2019-01-31 Listing Removed — GAMLS
• 2019-01-03 Price Changed $219,900 GAMLS
• 2019-01-02 Relisted — GAMLS
• 2018-12-31 Listing Removed — GAMLS
• 2018-11-30 Relisted — GAMLS
• 2018-10-31 Listing Removed — GAMLS
• 2018-10-12 Price Changed $220,900 GAMLS
• 2018-10-09 Price Changed $216,900 GAMLS
• 2018-10-03 Price Changed $231,900 GAMLS
• 2018-08-31 Listed $236,900 GAMLS
• 2016-09-08 Sold (Public Records) $280,000 Public Records
• 2012-12-19 Sold (Public Records) $42,000 Public Records
• 2006-01-27 Sold (Public Records) $4,735,500 Public Records

Property tax history

+13.6%/yr

Latest (2025): $3,582 · -3.1% YoY. Source: county tax records.