55 Birch River Ct · Dallas, GA 30132

$329,000

4 bd · 2.5 ba · 2,349 sqft · SingleFamily public records · 141 Days on market

Built 2018 8,276 sqft lot $140/sqft · 13% below area Est $376k · 13% under $33/mo HOA · 1% of rent

---

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 +14.9/30.0
• ARV discount +13.1/15.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely Two Story Home in Desirable area and school district! Four Bedrooms and Two and 1/2 baths! Large Great room with Fireplace! Level and Fenced Back Yard! Primary suite with trey ceilings, ensuite bath with double vanities, soaking tub and separate shower! Schedule your showing today.

Key facts

• Fenced back yard
• Primary suite
• Ensuite bath

Tags

• TWO STORY HOME
• GREAT ROOM
• FIREPLACE
• FENCED BACK YARD
• PRIMARY SUITE
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $290k (11.7% below list).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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-, schools D, amenities 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 rising (+1.8%/yr); 652 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 141 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $31k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.88% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $376,083
• List price: $329,000
• Delta: -12.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 River Run Dr	0.25mi	4/2.5	2,457 (+5%)	1mo	$405,575	$165	80
19 Durana Ct	0.49mi	4/2.5	2,357 (+0%)	4mo	$495,000	$210	74
53 Valley Brook Ct	0.07mi	3/2.5 (-1)	2,096 (-11%)	3mo	$330,000	$157	71
670 River Run Dr	0.48mi	4/2.5	2,457 (+5%)	2mo	$420,000	$171	68
544 River Run Dr	0.55mi	4/2.5	2,457 (+5%)	0mo	$395,194	$161	67
234 River Run Dr	0.28mi	4/2.5	2,024 (-14%)	2mo	$378,695	$187	62
23 Durana Ct	0.47mi	5/4.0 (+1)	2,347 (-0%)	6mo	$516,500	$220	62
160 Trotter Way	0.71mi	4/3.0	2,311 (-2%)	2mo	$315,000	$136	61
873 River Run Dr	0.41mi	4/2.5	2,074 (-12%)	3mo	$370,125	$178	59
16 Riders Rdg	0.71mi	4/2.5	2,203 (-6%)	1mo	$329,000	$149	56
345 Stable View Loop	0.68mi	4/2.5	2,509 (+7%)	6mo	$334,000	$133	52
836 Stable View Loop	0.69mi	4/2.5	2,120 (-10%)	5mo	$340,000	$160	47

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-50,621
• Equity at exit: $49,055

10-year hold

• IRR: -9.2%
• Equity multiple: 0.46×
• Total profit: $-49,738
• Equity at exit: $28,446

Cash invested: $92,120 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,905 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$304 /mo · $3,652/yr
• Insurance: −$137
• HOA: −$33
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $95

Break-even live

Break-even rent $2,784

Max offer price $329,000

Occupancy floor 92%

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Andalusa Ct Dallas, GA	4.0	3.0	3032	$3,195	$1.05	44d	1	0.24mi
117 Andalusa Ct Dallas, GA	4.0	2.5	2333	$2,699	$1.16	5d	1	0.25mi
576 River Run Dr Dallas, GA	4.0	2.5	2200	$2,250	$1.02	44d	1	0.54mi
490 Silver Oak Dr Dallas, GA	4.0	2.5	2470	$2,436	$0.99	44d	1	0.81mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 27 events

1. 2026-06-18
   days on market $329,000 Active 141 DOM
2. 2026-06-17
   days on market $329,000 Active 140 DOM
3. 2026-06-16
   days on market $329,000 Active 139 DOM
4. 2026-06-15
   days on market $329,000 Active 138 DOM
5. 2026-06-13
   days on market $329,000 Active 136 DOM
6. 2026-06-13
   statusdays on market $329,000 Active 135 DOM
7. 2026-06-10
   pricestatus $329,000 Price Change 132 DOM
8. 2026-06-09
   days on market $334,100 Active 132 DOM
9. 2026-06-08
   days on market $334,100 Active 131 DOM
10. 2026-06-07
    days on market $334,100 Active 130 DOM
11. 2026-06-04
    days on market $334,100 Active 127 DOM
12. 2026-06-03
    days on market $334,100 Active 126 DOM
13. 2026-06-02
    days on market $334,100 Active 125 DOM
14. 2026-06-01
    days on market $334,100 Active 124 DOM
15. 2026-05-31
    days on market $334,100 Active 123 DOM
16. 2026-05-13
    price $334,100 289-char remark

    Show marketing remark (289 chars)

    Lovely Two Story Home in Desirable area and school district! Four Bedrooms and Two and 1/2 baths! Large Great room with Fireplace! Level and Fenced Back Yard! Primary suite with trey ceilings, ensuite bath with double vanities, soaking tub and separate shower! Schedule your showing today.

17. 2026-04-30
    price $339,300 289-char remark

    Show marketing remark (289 chars)

    Lovely Two Story Home in Desirable area and school district! Four Bedrooms and Two and 1/2 baths! Large Great room with Fireplace! Level and Fenced Back Yard! Primary suite with trey ceilings, ensuite bath with double vanities, soaking tub and separate shower! Schedule your showing today.

18. 2026-04-15
    price $344,400 289-char remark

    Show marketing remark (289 chars)

    Lovely Two Story Home in Desirable area and school district! Four Bedrooms and Two and 1/2 baths! Large Great room with Fireplace! Level and Fenced Back Yard! Primary suite with trey ceilings, ensuite bath with double vanities, soaking tub and separate shower! Schedule your showing today.

19. 2026-02-25
    price $349,200 289-char remark

    Show marketing remark (289 chars)

    Lovely Two Story Home in Desirable area and school district! Four Bedrooms and Two and 1/2 baths! Large Great room with Fireplace! Level and Fenced Back Yard! Primary suite with trey ceilings, ensuite bath with double vanities, soaking tub and separate shower! Schedule your showing today.

20. 2026-02-11
    price $354,600 289-char remark

    Show marketing remark (289 chars)

    Lovely Two Story Home in Desirable area and school district! Four Bedrooms and Two and 1/2 baths! Large Great room with Fireplace! Level and Fenced Back Yard! Primary suite with trey ceilings, ensuite bath with double vanities, soaking tub and separate shower! Schedule your showing today.

21. 2026-01-28
    listed $360,000 New 289-char remark

    Show marketing remark (289 chars)

    Lovely Two Story Home in Desirable area and school district! Four Bedrooms and Two and 1/2 baths! Large Great room with Fireplace! Level and Fenced Back Yard! Primary suite with trey ceilings, ensuite bath with double vanities, soaking tub and separate shower! Schedule your showing today.

22. 2021-11-30
    soldstatus $301,600
23. 2021-10-07
    soldstatus $297,400
24. 2021-10-01
    historical 306-char remark

    Show marketing remark (306 chars)

    Lovely Two Story Home in Desirable area and school district! Four Bedrooms and Two and 1/2 baths! Large Great room with Fireplace! Level and Fenced Back Yard! Hardwoods in foyer, kitchen and dining rooms! Master suite with trey ceilings, double vanities, soaking tub and separate shower! and so much more!

25. 2021-09-30
    soldstatus $297,400 Sold 306-char remark

    Show marketing remark (306 chars)

    Lovely Two Story Home in Desirable area and school district! Four Bedrooms and Two and 1/2 baths! Large Great room with Fireplace! Level and Fenced Back Yard! Hardwoods in foyer, kitchen and dining rooms! Master suite with trey ceilings, double vanities, soaking tub and separate shower! and so much more!

26. 2021-08-23
    status Under Contract 306-char remark

    Show marketing remark (306 chars)

    Lovely Two Story Home in Desirable area and school district! Four Bedrooms and Two and 1/2 baths! Large Great room with Fireplace! Level and Fenced Back Yard! Hardwoods in foyer, kitchen and dining rooms! Master suite with trey ceilings, double vanities, soaking tub and separate shower! and so much more!

27. 2021-08-16
    listed $309,900 New 306-char remark

    Show marketing remark (306 chars)

    Lovely Two Story Home in Desirable area and school district! Four Bedrooms and Two and 1/2 baths! Large Great room with Fireplace! Level and Fenced Back Yard! Hardwoods in foyer, kitchen and dining rooms! Master suite with trey ceilings, double vanities, soaking tub and separate shower! and so much more!

ⓘ 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: $3,652 · $304/mo
• Projected year-2 tax: $3,652 · $304/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 · 19 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: $34,855
• − Mortgage interest: −$18,429
• − Property taxes: −$3,652
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,788
• − Management: −$2,788
• − HOA: −$396
• − Depreciation: −$9,571
• Taxable loss: −$4,415
• Est. tax savings @ 24.0%: +$1,060
• After-tax cash flow: $2,198/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

+7.8% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $334,100 GAMLS
• 2026-04-30 Price Changed $339,300 GAMLS
• 2026-04-15 Price Changed $344,400 GAMLS
• 2026-02-25 Price Changed $349,200 GAMLS
• 2026-02-11 Price Changed $354,600 GAMLS
• 2026-01-28 Listed $360,000 GAMLS
• 2021-11-30 Sold (Public Records) $301,600 Public Records
• 2021-10-07 Sold (Public Records) $297,400 Public Records
• 2021-10-01 Listing Removed — GAMLS
• 2021-09-30 Sold (MLS) $297,400 GAMLS
• 2021-08-23 Pending — GAMLS
• 2021-08-16 Listed $309,900 GAMLS

Property tax history

+42.9%/yr

Latest (2025): $3,652 · -5.1% YoY. Source: county tax records.