171 Pinnacle Point Ct · Dallas, GA 30132

$335,000

4 bd · 2.5 ba · 2,096 sqft · SingleFamily public records · 18 Days on market

Built 2017 8,712 sqft lot Est $388k · 14% under $64/mo HOA · 2% of rent

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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).

• ARV discount +13.6/15.0
• Cash flow +12.8/30.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• 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

Welcome home to this immaculate, move-in ready residence in the highly-rated North Paulding High School district! Four spacious bedrooms upstairs give you format flexibility for guests, office space or a playroom. The owner's suite features two large walk-in closets and a private bath with dual vanities, ensuring both style and storage. The kitchen boasts solid-surface countertops, a center island, and opens to a family room. This home sits on a quiet cul-de-sac street and offers a level backyard for play or relaxation. With a modern build and thoughtful layout, you'll appreciate comfort, convenience and a lifestyle upgrade. The yard offers space for kids, pets, or weekend grilling, and the neighborhood setting provides a calm, suburban feel while still staying connected to the larger Metro Atlanta area.

Key facts

• Quiet cul-de-sac
• Level backyard
• Walk-in closets

Tags

• WALK-IN CLOSETS
• SOLID-SURFACE COUNTERTOPS
• CENTER ISLAND
• QUIET CUL-DE-SAC
• LEVEL BACKYARD
• NEIGHBORHOOD SETTING

Property features AI

Finance

• Other: Paved road access; Road frontage: Other; Located in Paulding County
• HOA & community: HOA with annual fee; Annual association fee: $762; HOA includes swim and tennis; Community features include clubhouse, playground, pool, and tennis courts

Exterior

• Parking: Attached garage (2 cars); Total parking for 2 vehicles
• Utilities: Public water; Public sewer; 110 volt electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: Two levels; Resale property
• Construction: Wood siding construction; Shingle roof; Slab foundation; Garage(s) as other structures; Wind green energy generation
• Exterior features: Rear porch; Other exterior features

Interior

• Kitchen: Eat-in kitchen; Kitchen island; Walk-in pantry; Dishwasher; Disposal; Gas cooktop; Refrigerator
• Bedrooms: Four bedrooms on the upper level; Bedroom features: Other
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air
• Interior features: Decorative fireplace; His and hers closets; Walk-in closets; Insulated windows; No shared/common walls
• Laundry & utility: Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-33 ($-390/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (15.8% below list).
• Recommended offer: $282k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 31% 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 18 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y ago 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,173 (15.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $387,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Pinnacle Point Ct	0.00mi	4/2.5	2,096 (0%)	1mo	$335,000	$160	99
545 Majestic Oak Cir	0.26mi	4/2.0	2,250 (+7%)	1mo	$417,990	$186	73
545 Majestic Oak Cir	0.26mi	4/2.0	2,250 (+7%)	1mo	$417,990	$186	73
523 Majestic Oak Cir	0.28mi	4/2.0	2,250 (+7%)	1mo	$415,990	$185	71
512 Majestic Oak Cir	0.30mi	4/2.0	2,250 (+7%)	4mo	$414,990	$184	68
36 Rivers End Ct	0.25mi	3/2.0 (-1)	1,928 (-8%)	4mo	$345,000	$179	64
509 Majestic Oak Cir	0.30mi	3/2.0 (-1)	1,891 (-10%)	1mo	$399,990	$212	62
174 Senators Ridge Dr	0.56mi	4/2.5	2,278 (+9%)	2mo	$525,000	$230	57
1029 Lost Creek Pkwy	0.57mi	4/2.5	2,340 (+12%)	3mo	$406,990	$174	52
1009 Lost Creek Pkwy	0.55mi	4/2.5	2,340 (+12%)	6mo	$396,990	$170	50
991 Lost Creek Pkwy	0.50mi	5/3.0 (+1)	2,361 (+13%)	6mo	$401,990	$170	44
79 States Ave	0.62mi	4/2.5	2,400 (+14%)	7mo	$479,900	$200	41

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-59,601
• Equity at exit: $49,950

10-year hold

• IRR: -12.9%
• Equity multiple: 0.28×
• Total profit: $-67,579
• Equity at exit: $28,965

Cash invested: $93,800 (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 30132

• Home prices YoY: -33.1%
• Rents YoY: 1.8%
• Active inventory: 674
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,822 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$301 /mo · $3,616/yr
• Insurance: −$140
• HOA: −$64
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-33

Break-even live

Break-even rent $2,863

Max offer price $329,256

Occupancy floor 96%

Sensitivity live

Price	-10% $157	-5% $62	+0% $-33	+5% $-127	+10% $-222
Rent	-10% $-255	-5% $-144	+0% $-33	+5% $79	+10% $190
Rate	-1.0pp $136	-0.5pp $53	base $-33	+0.5pp $-119	+1.0pp $-208

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
164 Pinnacle Point Ct Dallas, GA	4.0	2.5	2757	$2,636	$0.96	45d	1	0.01mi
143 Cool Creek Ct Dallas, GA	5.0	3.0	2496	$2,495	$1.00	45d	1	0.49mi
11 Moonrise Xing Dallas, GA	5.0	3.0	2806	$2,936	$1.05	0d	1	1.18mi

HOA detail

• Monthly dues: $64 · $768/yr

Listing history 35 events

1. 2026-05-20
   soldstatus $335,000 Sold 815-char remark

   Show marketing remark (815 chars)

   Welcome home to this immaculate, move-in ready residence in the highly-rated North Paulding High School district! Four spacious bedrooms upstairs give you format flexibility for guests, office space or a playroom. The owner's suite features two large walk-in closets and a private bath with dual vanities, ensuring both style and storage. The kitchen boasts solid-surface countertops, a center island, and opens to a family room. This home sits on a quiet cul-de-sac street and offers a level backyard for play or relaxation. With a modern build and thoughtful layout, you'll appreciate comfort, convenience and a lifestyle upgrade. The yard offers space for kids, pets, or weekend grilling, and the neighborhood setting provides a calm, suburban feel while still staying connected to the larger Metro Atlanta area.

2. 2026-05-11
   status Pending
3. 2026-04-26
   historical Active Under Contract

   Show marketing remark (815 chars)

   Welcome home to this immaculate, move-in ready residence in the highly-rated North Paulding High School district! Four spacious bedrooms upstairs give you format flexibility for guests, office space or a playroom. The owner's suite features two large walk-in closets and a private bath with dual vanities, ensuring both style and storage. The kitchen boasts solid-surface countertops, a center island, and opens to a family room. This home sits on a quiet cul-de-sac street and offers a level backyard for play or relaxation. With a modern build and thoughtful layout, you'll appreciate comfort, convenience and a lifestyle upgrade. The yard offers space for kids, pets, or weekend grilling, and the neighborhood setting provides a calm, suburban feel while still staying connected to the larger Metro Atlanta area.

4. 2026-04-26
   historical Active Under Contract 815-char remark

   Show marketing remark (815 chars)

   Welcome home to this immaculate, move-in ready residence in the highly-rated North Paulding High School district! Four spacious bedrooms upstairs give you format flexibility for guests, office space or a playroom. The owner's suite features two large walk-in closets and a private bath with dual vanities, ensuring both style and storage. The kitchen boasts solid-surface countertops, a center island, and opens to a family room. This home sits on a quiet cul-de-sac street and offers a level backyard for play or relaxation. With a modern build and thoughtful layout, you'll appreciate comfort, convenience and a lifestyle upgrade. The yard offers space for kids, pets, or weekend grilling, and the neighborhood setting provides a calm, suburban feel while still staying connected to the larger Metro Atlanta area.

5. 2026-04-23
   listed $335,000 New 815-char remark

   Show marketing remark (815 chars)

   Welcome home to this immaculate, move-in ready residence in the highly-rated North Paulding High School district! Four spacious bedrooms upstairs give you format flexibility for guests, office space or a playroom. The owner's suite features two large walk-in closets and a private bath with dual vanities, ensuring both style and storage. The kitchen boasts solid-surface countertops, a center island, and opens to a family room. This home sits on a quiet cul-de-sac street and offers a level backyard for play or relaxation. With a modern build and thoughtful layout, you'll appreciate comfort, convenience and a lifestyle upgrade. The yard offers space for kids, pets, or weekend grilling, and the neighborhood setting provides a calm, suburban feel while still staying connected to the larger Metro Atlanta area.

6. 2026-04-23
   listed $335,000 Active

   Show marketing remark (815 chars)

   Welcome home to this immaculate, move-in ready residence in the highly-rated North Paulding High School district! Four spacious bedrooms upstairs give you format flexibility for guests, office space or a playroom. The owner's suite features two large walk-in closets and a private bath with dual vanities, ensuring both style and storage. The kitchen boasts solid-surface countertops, a center island, and opens to a family room. This home sits on a quiet cul-de-sac street and offers a level backyard for play or relaxation. With a modern build and thoughtful layout, you'll appreciate comfort, convenience and a lifestyle upgrade. The yard offers space for kids, pets, or weekend grilling, and the neighborhood setting provides a calm, suburban feel while still staying connected to the larger Metro Atlanta area.

7. 2026-04-16
   historical
8. 2026-03-27
   price $350,000
9. 2026-03-03
   status Back On Market
10. 2026-02-12
    historical On Hold
11. 2026-01-15
    price $360,000
12. 2025-10-21
    listed $370,000 New
13. 2021-06-03
    soldstatus $285,000
14. 2021-05-28
    soldstatus $285,000 Closed
15. 2021-05-28
    soldstatus $285,000 Sold
16. 2021-04-05
    status Under Contract
17. 2021-04-05
    status Pending
18. 2021-04-04
    historical Contingent (with Kickout)
19. 2021-04-04
    historical Active Under Contract
20. 2021-04-02
    listed $285,000 New
21. 2021-03-29
    listed $285,000 Active
22. 2017-11-16
    soldstatus $204,500 Sold
23. 2017-11-16
    soldstatus $204,500 Sold
24. 2017-10-21
    status Under Contract
25. 2017-10-12
    listed $214,500 New
26. 2017-10-11
    status Pending
27. 2017-10-09
    price $214,500
28. 2017-10-07
    listed $2,114,500 Active
29. 2017-10-01
    historical
30. 2017-05-31
    status Back on Market
31. 2017-05-08
    status Under Contract
32. 2017-02-21
    listed $213,085 New
33. 2016-11-17
    soldstatus $1,460,000
34. 2016-11-17
    soldstatus $136,000
35. 2013-10-24
    soldstatus $1,454,800

ⓘ 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: $3,616 · $301/mo
• Projected year-2 tax: $3,616 · $301/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 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,861
• − Mortgage interest: −$18,765
• − Property taxes: −$3,616
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − HOA: −$768
• − Depreciation: −$9,745
• Taxable loss: −$6,126
• Est. tax savings @ 24.0%: +$1,470
• After-tax cash flow: $1,080/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

-77.0% since first listed

35 events — show timeline

• 2026-05-20 Sold (MLS) $335,000 GAMLS
• 2026-05-11 Pending — FMLS
• 2026-04-26 Contingent — FMLS
• 2026-04-26 Contingent — GAMLS
• 2026-04-23 Listed $335,000 FMLS
• 2026-04-23 Listed $335,000 GAMLS
• 2026-04-16 Listing Removed — GAMLS
• 2026-03-27 Price Changed $350,000 GAMLS
• 2026-03-03 Relisted — GAMLS
• 2026-02-12 Delisted — GAMLS
• 2026-01-15 Price Changed $360,000 GAMLS
• 2025-10-21 Listed $370,000 GAMLS
• 2021-06-03 Sold (Public Records) $285,000 Public Records
• 2021-05-28 Sold (MLS) $285,000 GAMLS
• 2021-05-28 Sold (MLS) $285,000 FMLS
• 2021-04-05 Pending — GAMLS
• 2021-04-05 Pending — FMLS
• 2021-04-04 Contingent — GAMLS
• 2021-04-04 Contingent — FMLS
• 2021-04-02 Listed $285,000 GAMLS
• 2021-03-29 Listed $285,000 FMLS
• 2017-11-16 Sold (MLS) $204,500 GAMLS
• 2017-11-16 Sold (MLS) $204,500 FMLS
• 2017-10-21 Pending — GAMLS
• 2017-10-12 Listed $214,500 GAMLS
• 2017-10-11 Pending — FMLS
• 2017-10-09 Price Changed $214,500 FMLS
• 2017-10-07 Listed $2,114,500 FMLS
• 2017-10-01 Listing Removed — GAMLS
• 2017-05-31 Relisted — GAMLS
• 2017-05-08 Pending — GAMLS
• 2017-02-21 Listed $213,085 GAMLS
• 2016-11-17 Sold (Public Records) $136,000 Public Records
• 2016-11-17 Sold (Public Records) $1,460,000 Public Records
• 2013-10-24 Sold (Public Records) $1,454,800 Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,616 · +5.4% YoY. Source: county tax records.