The Coleman Plan · Dallas, GA 30132

$317,900

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 150 Days on market

↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room.

Key facts

• Covered front porch
• Breakfast nook
• Kitchen

Tags

• COVERED FRONT PORCH
• DINING ROOM
• FAMILY ROOM
• BREAKFAST NOOK
• KITCHEN
• OWNER'S SUITE

🏗️ New construction. The $317,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $371,394.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $318k.

Deal economics

• At list price, monthly cash flow is $-596 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (21.5% below list).
• Recommended offer: $249k (21.5% below list) — sets the bar for 1% rule.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $3k of loan paydown is wiped out by about $11k 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 150 days — a 12% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,473 (21.5% 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 150 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.67% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.87%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $371,394
• List price: $317,900
• Delta: -14.40%
• 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
209 Oakmont Dr	0.17mi	4/2.5	2,053 (0%)	1mo	$340,955	$166	91
211 Oakmont Dr	0.17mi	3/2.5 (-1)	2,231 (+9%)	2mo	$379,205	$170	71
167 Maggies Pt	0.25mi	3/2.0 (-1)	1,958 (-5%)	9mo	$345,000	$176	66
123 Maggies Pt	0.21mi	4/2.0	1,915 (-7%)	18mo	$340,000	$178	62
233 E Skyline Vw	0.63mi	3/2.5 (-1)	2,038 (-1%)	6mo	$335,000	$164	60
374 Lane Rd	0.75mi	3/2.0 (-1)	2,078 (+1%)	3mo	$440,000	$212	54
204 Overlook Dr	0.58mi	3/2.0 (-1)	2,160 (+5%)	7mo	$349,000	$162	52
111 W Skyline Vw	0.59mi	3/2.0 (-1)	1,933 (-6%)	7mo	$320,000	$166	50
205 E Skyline Vw	0.55mi	3/2.0 (-1)	2,180 (+6%)	13mo	$324,000	$149	46
102 W Skyline Vw	0.53mi	3/2.0 (-1)	2,125 (+4%)	21mo	$355,000	$167	45
209 Overlook Dr	0.60mi	3/2.5 (-1)	2,304 (+12%)	4mo	$323,000	$140	44
236 E Skyline Vw	0.64mi	3/2.0 (-1)	1,858 (-10%)	7mo	$318,000	$171	42

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: -29.5%
• Equity multiple: 0.03×
• Total profit: $-100,968
• Equity at exit: $55,376

10-year hold

• IRR: -35.8%
• Equity multiple: -0.42×
• Total profit: $-148,168
• Equity at exit: $32,111

Cash invested: $103,990 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$1,948
• Tax est. 1.5%: −$464 /mo · $5,571/yr
• Insurance: −$155
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-596

Break-even live

Break-even rent $3,249

Max offer price $285,184

Occupancy floor —

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: $92,849
• Closing costs: $11,142
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Providence Dr Dallas, GA	4.0	3.5	1946	$1,900	$0.98	22d	1	0.67mi
210 Overlook Ct Dallas, GA	5.0	2.5	2633	$2,335	$0.89	44d	1	0.68mi
226 Overlook Ct Dallas, GA	3.0	2.0	1467	$1,750	$1.19	13d	1	0.70mi
213 N Fortune Way Dallas, GA	4.0	3.5	2279	$2,550	$1.12	44d	1	0.82mi
121 Omega Ct Dallas, GA	3.0	2.5	1581	$1,829	$1.16	24d	1	0.83mi
215 Horizon Way Dallas, GA	3.0–4.0	2.5	2082	$2,685	$1.29	1d	1	1.06mi

Listing history 16 events

1. 2026-06-18
   days on market $317,900 Active 150 DOM
2. 2026-06-17
   days on market $317,900 Active 149 DOM
3. 2026-06-16
   days on market $317,900 Active 148 DOM
4. 2026-06-15
   days on market $317,900 Active 147 DOM
5. 2026-06-13
   days on market $317,900 Active 145 DOM
6. 2026-06-13
   days on market $317,900 Active 144 DOM
7. 2026-06-09
   days on market $317,900 Active 141 DOM
8. 2026-06-08
   days on market $317,900 Active 140 DOM
9. 2026-06-07
   days on market $317,900 Active 139 DOM
10. 2026-06-04
    days on market $317,900 Active 136 DOM
11. 2026-06-03
    days on market $317,900 Active 135 DOM
12. 2026-06-02
    days on market $317,900 Active 134 DOM
13. 2026-06-01
    days on market $317,900 Active 133 DOM
14. 2026-05-31
    days on market $317,900 Active 132 DOM
15. 2026-03-26
    price $317,900 494-char remark

    Show marketing remark (494 chars)

    The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room.

16. 2026-01-19
    listed $332,900 Active 494-char remark

    Show marketing remark (494 chars)

    The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 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: $29,937
• − Mortgage interest: −$20,804
• − Property taxes: −$5,571
• − Insurance: −$1,857
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$10,804
• Taxable loss: −$13,889
• Est. tax savings @ 24.0%: +$3,333
• After-tax cash flow: $-3,816/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

-4.5% since first listed

2 events — show timeline

• 2026-03-26 Price Changed $317,900 Zillow
• 2026-01-19 Listed $332,900 Zillow