15 Glenmark Dr · Hiram, GA 30157

$270,000

3 bd · 2.5 ba · 1,640 sqft · SingleFamily public records · 54 Days on market

Built 1997 0.46 ac lot $165/sqft · 24% below area Est $354k · 24% under ↓ 3% since listing

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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 +15.0/15.0
• Cash flow +8.2/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.2/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting low country style home on a large corner lot in Dallas. Home features a wraparound front porch to rock your cares away. Enter home into the cozy family room with fireplace and mantle. Chefs' kitchen with plenty of cabinets and room to cook opens to the oversized eat in breakfast area. Hall Half bath on main with laundry room inside bathroom. Master on main with trey ceiling, ceiling fan and exterior door to peaceful wrap around deck. Master bath features large soaking tub and separate shower and walk-in closet. Upper-level features 2 bedrooms, 1 full bath and a great walk-in hall storage closet with light. Basement features approx. 1100 sf with a storage room that would be great to finish, a small work shop area with bench and the 2-car garage with newer insulated doors and openers. Home features vinyl siding, fascia and soffit, plus copper pipes and what appears to be a newer roof.

Key facts

• Storage room
• Walk in closet
• Master on main

Tags

• WRAPAROUND FRONT PORCH
• CHEFS KITCHEN
• MASTER ON MAIN
• WALK IN CLOSET
• STORAGE ROOM
• SMALL WORK SHOP AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (27.9% below list).
• Recommended offer: $195k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 soft (-2.8%/yr); 598 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k of loan paydown is wiped out by about $8k 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 54 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $194,791 (27.9% 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 54 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.72% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 11.6

CMA / ARV

• ARV (median comp): $354,086
• List price: $270,000
• Delta: -23.75%
• 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
622 Holland Rd	0.04mi	4/2.0 (+1)	1,758 (+7%)	2mo	$337,500	$192	77
985 Brooks Rackley Rd	0.29mi	3/2.0	1,662 (+1%)	10mo	$250,000	$150	74
1035 Brooks Rackley Rd	0.26mi	3/2.0	1,770 (+8%)	2mo	$315,000	$178	71
497 Holland Rd	0.14mi	3/2.0	1,796 (+10%)	7mo	$375,000	$209	70
77 Summer Glen Pl	0.49mi	3/2.0	1,539 (-6%)	9mo	$319,900	$208	58
420 Ashbury Cir	0.49mi	2/2.0 (-1)	1,512 (-8%)	4mo	$369,900	$245	54
436 Ashbury Cir	0.50mi	2/2.0 (-1)	1,456 (-11%)	4mo	$355,000	$244	48
242 Viola Dr	0.57mi	3/2.0	1,470 (-10%)	12mo	$335,000	$228	44
14 Oxford Pl	0.64mi	3/2.5	1,796 (+10%)	14mo	$385,000	$214	42
200 Dogwood Trl	0.36mi	3/2.0	1,421 (-13%)	23mo	$340,000	$239	40
89 Kensley Dr	0.67mi	3/2.0	1,718 (+5%)	24mo	$340,000	$198	39
370 Presidential Dr	0.66mi	4/2.0 (+1)	1,882 (+15%)	10mo	$330,000	$175	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.13×
• Total profit: $-65,727
• Equity at exit: $40,258

10-year hold

• IRR: -37.0%
• Equity multiple: -0.33×
• Total profit: $-100,281
• Equity at exit: $23,345

Cash invested: $75,600 (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 30157

• Home prices YoY: -9.4%
• Rents YoY: -2.8%
• Active inventory: 598
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$266 /mo · $3,187/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-255

Break-even live

Break-even rent $2,271

Max offer price $224,924

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Lost Meadows Dr Dallas, GA	3.0	2.0	2214	$1,686	$0.76	12d	1	1.00mi
9 3 Oaks Path Dallas, GA	2.0	1.0	1280	$1,400	$1.09	43d	1	1.12mi
209 Kelly Ct Dallas, GA	4.0	2.0	1661	$1,711	$1.03	24d	1	1.28mi
97 Summer Creek Dr Dallas, GA	4.0	3.0	1614	$2,095	$1.30	5d	1	1.47mi

Listing history 18 events

1. 2026-06-15
   status $270,000 Pending 54 DOM
2. 2026-06-15
   days on market $270,000 Active 54 DOM
3. 2026-06-13
   days on market $270,000 Active 52 DOM
4. 2026-06-13
   days on market $270,000 Active 51 DOM
5. 2026-06-09
   days on market $270,000 Active 48 DOM
6. 2026-06-08
   days on market $270,000 Active 47 DOM
7. 2026-06-07
   pricedays on market $270,000 Active 46 DOM
8. 2026-06-04
   days on market $289,900 Active 43 DOM
9. 2026-06-03
   days on market $289,900 Active 42 DOM
10. 2026-06-02
    days on market $289,900 Active 41 DOM
11. 2026-06-01
    days on market $289,900 Active 40 DOM
12. 2026-05-31
    days on market $289,900 Active 39 DOM
13. 2026-05-14
    status Under Contract 921-char remark

    Show marketing remark (921 chars)

    Welcome to this inviting low country style home on a large corner lot in Dallas. Home features a wraparound front porch to rock your cares away. Enter home into the cozy family room with fireplace and mantle. Chefs' kitchen with plenty of cabinets and room to cook opens to the oversized eat in breakfast area. Hall Half bath on main with laundry room inside bathroom. Master on main with trey ceiling, ceiling fan and exterior door to peaceful wrap around deck. Master bath features large soaking tub and separate shower and walk-in closet. Upper-level features 2 bedrooms, 1 full bath and a great walk-in hall storage closet with light. Basement features approx. 1100 sf with a storage room that would be great to finish, a small work shop area with bench and the 2-car garage with newer insulated doors and openers. Home features vinyl siding, fascia and soffit, plus copper pipes and what appears to be a newer roof.

14. 2026-05-14
    historical Active Under Contract 921-char remark

    Show marketing remark (921 chars)

    Welcome to this inviting low country style home on a large corner lot in Dallas. Home features a wraparound front porch to rock your cares away. Enter home into the cozy family room with fireplace and mantle. Chefs' kitchen with plenty of cabinets and room to cook opens to the oversized eat in breakfast area. Hall Half bath on main with laundry room inside bathroom. Master on main with trey ceiling, ceiling fan and exterior door to peaceful wrap around deck. Master bath features large soaking tub and separate shower and walk-in closet. Upper-level features 2 bedrooms, 1 full bath and a great walk-in hall storage closet with light. Basement features approx. 1100 sf with a storage room that would be great to finish, a small work shop area with bench and the 2-car garage with newer insulated doors and openers. Home features vinyl siding, fascia and soffit, plus copper pipes and what appears to be a newer roof.

15. 2026-05-04
    price $299,900 921-char remark

    Show marketing remark (921 chars)

    Welcome to this inviting low country style home on a large corner lot in Dallas. Home features a wraparound front porch to rock your cares away. Enter home into the cozy family room with fireplace and mantle. Chefs' kitchen with plenty of cabinets and room to cook opens to the oversized eat in breakfast area. Hall Half bath on main with laundry room inside bathroom. Master on main with trey ceiling, ceiling fan and exterior door to peaceful wrap around deck. Master bath features large soaking tub and separate shower and walk-in closet. Upper-level features 2 bedrooms, 1 full bath and a great walk-in hall storage closet with light. Basement features approx. 1100 sf with a storage room that would be great to finish, a small work shop area with bench and the 2-car garage with newer insulated doors and openers. Home features vinyl siding, fascia and soffit, plus copper pipes and what appears to be a newer roof.

16. 2026-05-04
    price $299,900 921-char remark

    Show marketing remark (921 chars)

    Welcome to this inviting low country style home on a large corner lot in Dallas. Home features a wraparound front porch to rock your cares away. Enter home into the cozy family room with fireplace and mantle. Chefs' kitchen with plenty of cabinets and room to cook opens to the oversized eat in breakfast area. Hall Half bath on main with laundry room inside bathroom. Master on main with trey ceiling, ceiling fan and exterior door to peaceful wrap around deck. Master bath features large soaking tub and separate shower and walk-in closet. Upper-level features 2 bedrooms, 1 full bath and a great walk-in hall storage closet with light. Basement features approx. 1100 sf with a storage room that would be great to finish, a small work shop area with bench and the 2-car garage with newer insulated doors and openers. Home features vinyl siding, fascia and soffit, plus copper pipes and what appears to be a newer roof.

17. 2026-04-22
    listed $309,900 New 921-char remark

    Show marketing remark (921 chars)

    Welcome to this inviting low country style home on a large corner lot in Dallas. Home features a wraparound front porch to rock your cares away. Enter home into the cozy family room with fireplace and mantle. Chefs' kitchen with plenty of cabinets and room to cook opens to the oversized eat in breakfast area. Hall Half bath on main with laundry room inside bathroom. Master on main with trey ceiling, ceiling fan and exterior door to peaceful wrap around deck. Master bath features large soaking tub and separate shower and walk-in closet. Upper-level features 2 bedrooms, 1 full bath and a great walk-in hall storage closet with light. Basement features approx. 1100 sf with a storage room that would be great to finish, a small work shop area with bench and the 2-car garage with newer insulated doors and openers. Home features vinyl siding, fascia and soffit, plus copper pipes and what appears to be a newer roof.

18. 2026-04-22
    listed $309,900 Active 921-char remark

    Show marketing remark (921 chars)

    Welcome to this inviting low country style home on a large corner lot in Dallas. Home features a wraparound front porch to rock your cares away. Enter home into the cozy family room with fireplace and mantle. Chefs' kitchen with plenty of cabinets and room to cook opens to the oversized eat in breakfast area. Hall Half bath on main with laundry room inside bathroom. Master on main with trey ceiling, ceiling fan and exterior door to peaceful wrap around deck. Master bath features large soaking tub and separate shower and walk-in closet. Upper-level features 2 bedrooms, 1 full bath and a great walk-in hall storage closet with light. Basement features approx. 1100 sf with a storage room that would be great to finish, a small work shop area with bench and the 2-car garage with newer insulated doors and openers. Home features vinyl siding, fascia and soffit, plus copper pipes and what appears to be a newer roof.

ⓘ 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: $3,187 · $266/mo
• Projected year-2 tax: $3,187 · $266/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $23,375
• − Mortgage interest: −$15,124
• − Property taxes: −$3,187
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$7,855
• Taxable loss: −$7,881
• Est. tax savings @ 24.0%: +$1,891
• After-tax cash flow: $-1,171/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): 53,445
• Household income: $93,625
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 375.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -34.28%
• Current HPI: 330.3487
• Rent YoY: ▼ -2.83%
• 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

6 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-05-14 Contingent — FMLS
• 2026-05-04 Price Changed $299,900 GAMLS
• 2026-05-04 Price Changed $299,900 FMLS
• 2026-04-22 Listed $309,900 FMLS
• 2026-04-22 Listed $309,900 GAMLS

Property tax history

+3.5%/yr

Latest (2025): $3,187 · +2.0% YoY. Source: county tax records.