7931 Cartersville Hwy · Dallas, GA 30132

$215,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 19 Days on market

Built 1961 0.51 ac lot Est $213k · at est. ↓ 3% 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 +20.3/30.0
• ARV discount +7.1/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• 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

USDA ELIGIBLE - ZERO DOWN OPPORTUNITY! Opportunity is knocking! This charming, lightly renovated home sits on a spacious half-acre lot and is ready for its next owner. Fresh paint throughout gives it a clean, move-in ready feel, and the efficient layout makes the most of every inch. Big-ticket items are already handled with a durable metal roof and industrial-grade HVAC system, plus low-maintenance siding in great condition. Stackable washer and dryer included! Enjoy the large yard with plenty of room to relax or entertain, along with a nicely sized shed for extra storage or workspace. No HOA and USDA eligibility make this a perfect fit for first-time buyers, investors, or anyone looking to get in with little to no money down. Updated. Affordable. Small but mighty! Ready to go. Schedule your showing today!

Key facts

• Nicely sized shed
• Half-acre lot
• Metal roof

Tags

• HALF-ACRE LOT
• METAL ROOF
• INDUSTRIAL-GRADE HVAC SYSTEM
• LOW-MAINTENANCE SIDING
• LARGE YARD
• NICELY SIZED SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/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 $203k (5.5% below list).
• Recommended offer: $203k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Burnt Hickory Elementary School (math 69% / reading 54%, grade B, #114 of 1,228 statewide, top 9%, 1,044 students, 18% FRL); Sammy Mcclure Sr. Middle School (math 59% / reading 63%, grade B+, #36 of 470 statewide, top 8%, 1,536 students, 17% FRL); North Paulding High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 2,986 students, 21% FRL).
• Market conditions: Rents rising (+1.8%/yr); 674 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 19 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $203,262 (5.5% below list)

Questions for the listing agent

1. Built in 1961 — 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. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $213,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7931 Cartersville Hwy	0.00mi	3/1.0	960 (0%)	1mo	$213,000	$222	99

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-19,805
• Equity at exit: $32,057

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-4,446
• Equity at exit: $18,589

Cash invested: $60,200 (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: 674
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $274

Break-even live

Break-even rent $1,686

Max offer price $215,000

Occupancy floor 82%

Sensitivity live

Price	-10% $396	-5% $335	+0% $274	+5% $213	+10% $152
Rent	-10% $113	-5% $194	+0% $274	+5% $354	+10% $434
Rate	-1.0pp $382	-0.5pp $329	base $274	+0.5pp $218	+1.0pp $161

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-19
   soldstatus $213,000 Sold 823-char remark

   Show marketing remark (823 chars)

   USDA ELIGIBLE - ZERO DOWN OPPORTUNITY! Opportunity is knocking! This charming, lightly renovated home sits on a spacious half-acre lot and is ready for its next owner. Fresh paint throughout gives it a clean, move-in ready feel, and the efficient layout makes the most of every inch. Big-ticket items are already handled with a durable metal roof and industrial-grade HVAC system, plus low-maintenance siding in great condition. Stackable washer and dryer included! Enjoy the large yard with plenty of room to relax or entertain, along with a nicely sized shed for extra storage or workspace. No HOA and USDA eligibility make this a perfect fit for first-time buyers, investors, or anyone looking to get in with little to no money down. Updated. Affordable. Small but mighty! Ready to go. Schedule your showing today!

2. 2026-04-19
   status Pending

   Show marketing remark (823 chars)

   USDA ELIGIBLE - ZERO DOWN OPPORTUNITY! Opportunity is knocking! This charming, lightly renovated home sits on a spacious half-acre lot and is ready for its next owner. Fresh paint throughout gives it a clean, move-in ready feel, and the efficient layout makes the most of every inch. Big-ticket items are already handled with a durable metal roof and industrial-grade HVAC system, plus low-maintenance siding in great condition. Stackable washer and dryer included! Enjoy the large yard with plenty of room to relax or entertain, along with a nicely sized shed for extra storage or workspace. No HOA and USDA eligibility make this a perfect fit for first-time buyers, investors, or anyone looking to get in with little to no money down. Updated. Affordable. Small but mighty! Ready to go. Schedule your showing today!

3. 2026-04-19
   status Under Contract 823-char remark

   Show marketing remark (823 chars)

   USDA ELIGIBLE - ZERO DOWN OPPORTUNITY! Opportunity is knocking! This charming, lightly renovated home sits on a spacious half-acre lot and is ready for its next owner. Fresh paint throughout gives it a clean, move-in ready feel, and the efficient layout makes the most of every inch. Big-ticket items are already handled with a durable metal roof and industrial-grade HVAC system, plus low-maintenance siding in great condition. Stackable washer and dryer included! Enjoy the large yard with plenty of room to relax or entertain, along with a nicely sized shed for extra storage or workspace. No HOA and USDA eligibility make this a perfect fit for first-time buyers, investors, or anyone looking to get in with little to no money down. Updated. Affordable. Small but mighty! Ready to go. Schedule your showing today!

4. 2026-04-17
   price $215,000 823-char remark

   Show marketing remark (823 chars)

   USDA ELIGIBLE - ZERO DOWN OPPORTUNITY! Opportunity is knocking! This charming, lightly renovated home sits on a spacious half-acre lot and is ready for its next owner. Fresh paint throughout gives it a clean, move-in ready feel, and the efficient layout makes the most of every inch. Big-ticket items are already handled with a durable metal roof and industrial-grade HVAC system, plus low-maintenance siding in great condition. Stackable washer and dryer included! Enjoy the large yard with plenty of room to relax or entertain, along with a nicely sized shed for extra storage or workspace. No HOA and USDA eligibility make this a perfect fit for first-time buyers, investors, or anyone looking to get in with little to no money down. Updated. Affordable. Small but mighty! Ready to go. Schedule your showing today!

5. 2026-04-17
   price $215,000

   Show marketing remark (823 chars)

   USDA ELIGIBLE - ZERO DOWN OPPORTUNITY! Opportunity is knocking! This charming, lightly renovated home sits on a spacious half-acre lot and is ready for its next owner. Fresh paint throughout gives it a clean, move-in ready feel, and the efficient layout makes the most of every inch. Big-ticket items are already handled with a durable metal roof and industrial-grade HVAC system, plus low-maintenance siding in great condition. Stackable washer and dryer included! Enjoy the large yard with plenty of room to relax or entertain, along with a nicely sized shed for extra storage or workspace. No HOA and USDA eligibility make this a perfect fit for first-time buyers, investors, or anyone looking to get in with little to no money down. Updated. Affordable. Small but mighty! Ready to go. Schedule your showing today!

6. 2026-03-25
   listed $220,000 New 823-char remark

   Show marketing remark (823 chars)

   USDA ELIGIBLE - ZERO DOWN OPPORTUNITY! Opportunity is knocking! This charming, lightly renovated home sits on a spacious half-acre lot and is ready for its next owner. Fresh paint throughout gives it a clean, move-in ready feel, and the efficient layout makes the most of every inch. Big-ticket items are already handled with a durable metal roof and industrial-grade HVAC system, plus low-maintenance siding in great condition. Stackable washer and dryer included! Enjoy the large yard with plenty of room to relax or entertain, along with a nicely sized shed for extra storage or workspace. No HOA and USDA eligibility make this a perfect fit for first-time buyers, investors, or anyone looking to get in with little to no money down. Updated. Affordable. Small but mighty! Ready to go. Schedule your showing today!

7. 2026-03-25
   listed $220,000 Active

   Show marketing remark (823 chars)

   USDA ELIGIBLE - ZERO DOWN OPPORTUNITY! Opportunity is knocking! This charming, lightly renovated home sits on a spacious half-acre lot and is ready for its next owner. Fresh paint throughout gives it a clean, move-in ready feel, and the efficient layout makes the most of every inch. Big-ticket items are already handled with a durable metal roof and industrial-grade HVAC system, plus low-maintenance siding in great condition. Stackable washer and dryer included! Enjoy the large yard with plenty of room to relax or entertain, along with a nicely sized shed for extra storage or workspace. No HOA and USDA eligibility make this a perfect fit for first-time buyers, investors, or anyone looking to get in with little to no money down. Updated. Affordable. Small but mighty! Ready to go. Schedule your showing today!

ⓘ 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: $1,378 · $115/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$600/yr (+$50/mo · 43.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $24,391
• − Mortgage interest: −$12,043
• − Property taxes: −$1,378
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$6,255
• Taxable loss: −$262
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $3,349/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

-3.2% since first listed

7 events — show timeline

• 2026-05-19 Sold (MLS) $213,000 GAMLS
• 2026-04-19 Pending — FMLS
• 2026-04-19 Pending — GAMLS
• 2026-04-17 Price Changed $215,000 GAMLS
• 2026-04-17 Price Changed $215,000 FMLS
• 2026-03-25 Listed $220,000 FMLS
• 2026-03-25 Listed $220,000 GAMLS

Property tax history

+5.8%/yr

Latest (2025): $1,378 · +14.1% YoY. Source: county tax records.