111 David Ct · Hiram, GA 30141

$310,000

5 bd · 2.0 ba · 2,016 sqft · SingleFamily public records · 80 Days on market

Built 1988 0.50 ac lot $154/sqft · at area comps Est $323k · at est.

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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 +13.1/30.0
• ARV discount +9.4/15.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming property located at 111 David Ct, where the living room invites relaxation around a cozy fireplace that sets a warm, welcoming tone. The kitchen pairs everyday practicality with style, featuring all stainless steel appliances, a sleek backsplash that adds a modern touch, and a sensible layout that makes cooking and cleanup effortless. The bedrooms provide a peaceful retreat, with comfortable proportions that make unwinding simple. The bathrooms feel fresh and functional, highlighted by a primary bathroom with double sinks that streamline busy routines. Additional areas within the floor plan provide flexibility for work, hobbies, or quiet downtime. Outside, a deck extends your living space into the open air, ideal for quiet mornings or unhurried evenings under the sky. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Deck
• Cozy fireplace

Tags

• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• DOUBLE SINKS
• DECK

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-10 ($-123/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (19.5% below list).
• Recommended offer: $250k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% in Hiram — 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 68/100 on livability (#152 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D+, schools D, crime 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 (+2.9%/yr); 234 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 34% of the median local income ($87k/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 $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 80 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,594 (19.5% 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 80 days. Have you received any prior offers? Is the seller open to a 19% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.81% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (median comp): $323,308
• List price: $310,000
• Delta: -4.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 Bridgemill Dr	0.46mi	4/2.0 (-1)	2,055 (+2%)	8mo	$360,000	$175	63
320 Austin Dr	0.48mi	4/3.5 (-1)	1,894 (-6%)	2mo	$330,000	$174	55
49 Roland Way	0.33mi	4/3.0 (-1)	2,057 (+2%)	21mo	$405,000	$197	55
262 Bomar Ln	0.27mi	4/2.0 (-1)	2,259 (+12%)	10mo	$360,000	$159	54
524 Lambeth Dr	0.56mi	4/2.5 (-1)	1,841 (-9%)	13mo	$290,000	$158	41
27 Edgar Ct	0.68mi	4/2.5 (-1)	1,856 (-8%)	11mo	$305,000	$164	39
19 Bridgemill Dr	0.46mi	4/3.0 (-1)	2,310 (+15%)	9mo	$384,900	$167	38
2 Misty Ridge Pl	0.65mi	4/3.0 (-1)	1,841 (-9%)	20mo	$315,000	$171	29
1045 Bakers Bridge Rd	0.72mi	4/3.5 (-1)	2,229 (+11%)	16mo	$340,000	$153	25

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-51,198
• Equity at exit: $46,222

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-46,698
• Equity at exit: $26,803

Cash invested: $86,800 (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 30141

• Home prices YoY: -17.3%
• Rents YoY: 2.9%
• Active inventory: 234
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$227 /mo · $2,727/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-10

Break-even live

Break-even rent $2,509

Max offer price $308,188

Occupancy floor 95%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Austin Dr Douglasville, GA	4.0	2.0	1699	$1,990	$1.17	22d	1	0.46mi
161 Poole Bridge Dr Hiram, GA	4.0	2.5	1798	$2,186	$1.22	5d	1	1.32mi
74 Flanders Ct Douglasville, GA	4.0	3.0	2308	$2,650	$1.15	17d	1	1.34mi
48 Bethnal Way Douglasville, GA	4.0	2.5	1790	$1,890	$1.06	43d	1	1.38mi
339 Abbington Ln Douglasville, GA	4.0	2.5	1969	$2,190	$1.11	1d	1	1.46mi
156 Bridgestone Ln Douglasville, GA	4.0	2.0	2276	$1,999	$0.88	43d	1	1.47mi

Listing history 34 events

1. 2026-06-18
   days on market $310,000 Active 80 DOM
2. 2026-06-17
   days on market $310,000 Active 79 DOM
3. 2026-06-16
   days on market $310,000 Active 78 DOM
4. 2026-06-15
   days on market $310,000 Active 77 DOM
5. 2026-06-13
   days on market $310,000 Active 75 DOM
6. 2026-06-13
   days on market $310,000 Active 74 DOM
7. 2026-06-09
   days on market $310,000 Active 71 DOM
8. 2026-06-08
   days on market $310,000 Active 70 DOM
9. 2026-06-07
   days on market $310,000 Active 69 DOM
10. 2026-06-04
    days on market $310,000 Active 66 DOM
11. 2026-06-03
    days on market $310,000 Active 65 DOM
12. 2026-06-02
    days on market $310,000 Active 64 DOM
13. 2026-06-01
    days on market $310,000 Active 63 DOM
14. 2026-05-31
    days on market $310,000 Active 62 DOM
15. 2026-04-30
    price $310,000 856-char remark

    Show marketing remark (856 chars)

    Welcome to this charming property located at 111 David Ct, where the living room invites relaxation around a cozy fireplace that sets a warm, welcoming tone. The kitchen pairs everyday practicality with style, featuring all stainless steel appliances, a sleek backsplash that adds a modern touch, and a sensible layout that makes cooking and cleanup effortless. The bedrooms provide a peaceful retreat, with comfortable proportions that make unwinding simple. The bathrooms feel fresh and functional, highlighted by a primary bathroom with double sinks that streamline busy routines. Additional areas within the floor plan provide flexibility for work, hobbies, or quiet downtime. Outside, a deck extends your living space into the open air, ideal for quiet mornings or unhurried evenings under the sky. Included 100-Day Home Warranty with buyer activation

16. 2026-04-30
    price $310,000 856-char remark

    Show marketing remark (856 chars)

    Welcome to this charming property located at 111 David Ct, where the living room invites relaxation around a cozy fireplace that sets a warm, welcoming tone. The kitchen pairs everyday practicality with style, featuring all stainless steel appliances, a sleek backsplash that adds a modern touch, and a sensible layout that makes cooking and cleanup effortless. The bedrooms provide a peaceful retreat, with comfortable proportions that make unwinding simple. The bathrooms feel fresh and functional, highlighted by a primary bathroom with double sinks that streamline busy routines. Additional areas within the floor plan provide flexibility for work, hobbies, or quiet downtime. Outside, a deck extends your living space into the open air, ideal for quiet mornings or unhurried evenings under the sky. Included 100-Day Home Warranty with buyer activation

17. 2026-04-09
    price $320,000 856-char remark

    Show marketing remark (856 chars)

    Welcome to this charming property located at 111 David Ct, where the living room invites relaxation around a cozy fireplace that sets a warm, welcoming tone. The kitchen pairs everyday practicality with style, featuring all stainless steel appliances, a sleek backsplash that adds a modern touch, and a sensible layout that makes cooking and cleanup effortless. The bedrooms provide a peaceful retreat, with comfortable proportions that make unwinding simple. The bathrooms feel fresh and functional, highlighted by a primary bathroom with double sinks that streamline busy routines. Additional areas within the floor plan provide flexibility for work, hobbies, or quiet downtime. Outside, a deck extends your living space into the open air, ideal for quiet mornings or unhurried evenings under the sky. Included 100-Day Home Warranty with buyer activation

18. 2026-04-09
    price $320,000 856-char remark

    Show marketing remark (856 chars)

    Welcome to this charming property located at 111 David Ct, where the living room invites relaxation around a cozy fireplace that sets a warm, welcoming tone. The kitchen pairs everyday practicality with style, featuring all stainless steel appliances, a sleek backsplash that adds a modern touch, and a sensible layout that makes cooking and cleanup effortless. The bedrooms provide a peaceful retreat, with comfortable proportions that make unwinding simple. The bathrooms feel fresh and functional, highlighted by a primary bathroom with double sinks that streamline busy routines. Additional areas within the floor plan provide flexibility for work, hobbies, or quiet downtime. Outside, a deck extends your living space into the open air, ideal for quiet mornings or unhurried evenings under the sky. Included 100-Day Home Warranty with buyer activation

19. 2026-03-31
    soldstatus $298,000
20. 2026-03-30
    listed $330,000 Active 856-char remark

    Show marketing remark (856 chars)

    Welcome to this charming property located at 111 David Ct, where the living room invites relaxation around a cozy fireplace that sets a warm, welcoming tone. The kitchen pairs everyday practicality with style, featuring all stainless steel appliances, a sleek backsplash that adds a modern touch, and a sensible layout that makes cooking and cleanup effortless. The bedrooms provide a peaceful retreat, with comfortable proportions that make unwinding simple. The bathrooms feel fresh and functional, highlighted by a primary bathroom with double sinks that streamline busy routines. Additional areas within the floor plan provide flexibility for work, hobbies, or quiet downtime. Outside, a deck extends your living space into the open air, ideal for quiet mornings or unhurried evenings under the sky. Included 100-Day Home Warranty with buyer activation

21. 2026-03-27
    listed $330,000 New 856-char remark

    Show marketing remark (856 chars)

    Welcome to this charming property located at 111 David Ct, where the living room invites relaxation around a cozy fireplace that sets a warm, welcoming tone. The kitchen pairs everyday practicality with style, featuring all stainless steel appliances, a sleek backsplash that adds a modern touch, and a sensible layout that makes cooking and cleanup effortless. The bedrooms provide a peaceful retreat, with comfortable proportions that make unwinding simple. The bathrooms feel fresh and functional, highlighted by a primary bathroom with double sinks that streamline busy routines. Additional areas within the floor plan provide flexibility for work, hobbies, or quiet downtime. Outside, a deck extends your living space into the open air, ideal for quiet mornings or unhurried evenings under the sky. Included 100-Day Home Warranty with buyer activation

22. 2022-09-26
    soldstatus $220,000
23. 2022-09-23
    soldstatus $220,000 Sold
24. 2022-09-23
    soldstatus $220,000 Closed
25. 2022-09-09
    status Under Contract
26. 2022-09-06
    status Pending
27. 2022-08-22
    listed $239,000 New
28. 2022-08-22
    listed $239,000 Active
29. 2011-08-30
    historical
30. 2011-08-11
    soldstatus $86,700 Sold
31. 2011-06-30
    status Pending
32. 2011-06-22
    price $89,900
33. 2011-06-03
    listed $92,500 Active
34. 1995-06-08
    soldstatus $77,300

ⓘ 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: $2,727 · $227/mo
• Projected year-2 tax: $2,852 · $238/mo
• Expected delta: +$125/yr (+$10/mo · 4.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,951
• − Mortgage interest: −$17,365
• − Property taxes: −$2,727
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$9,018
• Taxable loss: −$5,500
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $1,197/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 — Hiram

• Score: 68/100
• State rank: #152
• US rank: #9861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Paulding County · 134,013 people
• City population: 27,220
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,220
• Household income: $86,824
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 498.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Black 33% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 10% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 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: ▼ -41.28%
• Current HPI: 197.6767
• Rent YoY: ▲ 2.90%
• 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

+301.0% since first listed

20 events — show timeline

• 2026-04-30 Price Changed $310,000 FMLS
• 2026-04-30 Price Changed $310,000 GAMLS
• 2026-04-09 Price Changed $320,000 GAMLS
• 2026-04-09 Price Changed $320,000 FMLS
• 2026-03-31 Sold (Public Records) $298,000 Public Records
• 2026-03-30 Listed $330,000 FMLS
• 2026-03-27 Listed $330,000 GAMLS
• 2022-09-26 Sold (Public Records) $220,000 Public Records
• 2022-09-23 Sold (MLS) $220,000 FMLS
• 2022-09-23 Sold (MLS) $220,000 GAMLS
• 2022-09-09 Pending — GAMLS
• 2022-09-06 Pending — FMLS
• 2022-08-22 Listed $239,000 FMLS
• 2022-08-22 Listed $239,000 GAMLS
• 2011-08-30 Listing Removed — FMLS
• 2011-08-11 Sold (MLS) $86,700 FMLS
• 2011-06-30 Pending — FMLS
• 2011-06-22 Price Changed $89,900 FMLS
• 2011-06-03 Listed $92,500 FMLS
• 1995-06-08 Sold (Public Records) $77,300 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,727 · -2.2% YoY. Source: county tax records.