The Harrington Plan · Dallas, GA 30132

$332,900

4 bd · 2.5 ba · 2,565 sqft · SingleFamily · 150 Days on market

↓ 4% 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 +7.0/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

Key facts

• 2 parking spots
• Listed 150 days

🏗️ New construction. The $332,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $379,428.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $333k.

Deal economics

• At list price, monthly cash flow is $-556 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (21.4% below list).
• Recommended offer: $262k (21.4% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

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 ($293k) 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 $261,573 (21.4% 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 21% 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: 0.69% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $379,428
• List price: $332,900
• Delta: -12.26%
• 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
213 Oakmont Dr	0.17mi	4/2.5	2,372 (-8%)	2mo	$364,995	$154	78
207 Oakmont Dr	0.17mi	5/3.0 (+1)	2,372 (-8%)	2mo	$379,650	$160	70
211 Oakmont Dr	0.17mi	3/2.5 (-1)	2,231 (-13%)	2mo	$379,205	$170	64
806 Homer Cochran Rd	0.28mi	4/3.0	2,832 (+10%)	7mo	$417,000	$147	62
303 A C Dr	0.27mi	4/2.5	2,401 (-6%)	18mo	$360,000	$150	61
203 Overlook Ct	0.63mi	5/2.5 (+1)	2,685 (+5%)	6mo	$360,000	$134	53
108 E Skyline Vw	0.54mi	3/2.0 (-1)	2,511 (-2%)	17mo	$300,000	$119	50
209 Overlook Dr	0.60mi	3/2.5 (-1)	2,304 (-10%)	4mo	$323,000	$140	47
201 Providence Dr	0.70mi	3/2.5 (-1)	2,687 (+5%)	11mo	$307,000	$114	46
205 E Skyline Vw	0.55mi	3/2.0 (-1)	2,180 (-15%)	13mo	$324,000	$149	32
223 Overlook Dr	0.68mi	5/3.0 (+1)	2,772 (+8%)	21mo	$382,500	$138	31
241 E Skyline Vw E	0.67mi	3/2.0 (-1)	2,180 (-15%)	22mo	$350,000	$161	19

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: -28.4%
• Equity multiple: 0.06×
• Total profit: $-99,855
• Equity at exit: $56,574

10-year hold

• IRR: -32.7%
• Equity multiple: -0.36×
• Total profit: $-144,465
• Equity at exit: $32,806

Cash invested: $106,240 (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: $2,616 medium
• Mortgage (P&I): −$1,990
• Tax est. 1.5%: −$474 /mo · $5,691/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-556

Break-even live

Break-even rent $3,319

Max offer price $299,016

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: $94,857
• Closing costs: $11,383
• Reserves months: —
• Total cash needed: —

Rent comps 4 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
213 N Fortune Way Dallas, GA	4.0	3.5	2279	$2,550	$1.12	43d	1	0.82mi
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 $332,900 Active 150 DOM
2. 2026-06-17
   days on market $332,900 Active 149 DOM
3. 2026-06-16
   days on market $332,900 Active 148 DOM
4. 2026-06-15
   days on market $332,900 Active 147 DOM
5. 2026-06-13
   days on market $332,900 Active 145 DOM
6. 2026-06-13
   days on market $332,900 Active 144 DOM
7. 2026-06-09
   days on market $332,900 Active 141 DOM
8. 2026-06-08
   days on market $332,900 Active 140 DOM
9. 2026-06-07
   days on market $332,900 Active 139 DOM
10. 2026-06-04
    days on market $332,900 Active 136 DOM
11. 2026-06-03
    days on market $332,900 Active 135 DOM
12. 2026-06-02
    days on market $332,900 Active 134 DOM
13. 2026-06-01
    days on market $332,900 Active 133 DOM
14. 2026-05-31
    days on market $332,900 Active 132 DOM
15. 2026-03-26
    price $332,900 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

16. 2026-01-19
    listed $347,900 Active 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

ⓘ 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: $31,389
• − Mortgage interest: −$21,254
• − Property taxes: −$5,691
• − Insurance: −$1,897
• − Repairs & maintenance: −$2,511
• − Management: −$2,511
• − Depreciation: −$11,038
• Taxable loss: −$13,514
• Est. tax savings @ 24.0%: +$3,243
• After-tax cash flow: $-3,425/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

-4.3% since first listed

2 events — show timeline

• 2026-03-26 Price Changed $332,900 Zillow
• 2026-01-19 Listed $347,900 Zillow