1440 Cochran Ridge Rd · Dallas, GA 30141

$249,999

3 bd · 2.0 ba · 1,931 sqft · SingleFamily public records · 61 Days on market

Built 1980 0.52 ac lot $129/sqft · 20% above area Est $381k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this move-in ready home which features all bedrooms and bathrooms on the main level! The home sits on a large corner lot and there is NO HOA. The large chicken coop in the back stays and the sellers are open to leaving the chickens and rooster as well. There is a large bonus room off the cozy kitchen which can serve as a 4th bedroom, playroom, homeschool space, or storage. The spacious living room area has a cabin type feel and make sure to notice the loft area. As you go down the spiral staircase, you will be able to see the potential in the partially finished basement. Whether you need a workshop, man cave, she shed, etc there is plenty of space to customize. Located only a few miles from restaurants and shopping, this one is in a great location!!

Key facts

• 0.52 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $58 ($701/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 $216k (13.6% below list).
• Recommended offer: $216k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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-, 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 (+2.9%/yr); 234 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 61 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $182k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $215,954 (13.6% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (median comp): $380,958
• List price: $249,999
• Delta: -34.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1487 Cochran Ridge Rd	0.08mi	4/3.0 (+1)	2,000 (+4%)	2mo	$341,500	$171	80
1847 Davis Mill Rd	0.52mi	3/2.5	1,925 (-0%)	10mo	$440,000	$229	65
114 Prince Ct	0.68mi	3/2.0	1,701 (-12%)	1mo	$351,000	$206	48
1759 Hiram Sudie Rd	0.56mi	2/2.0 (-1)	1,698 (-12%)	15mo	$345,000	$203	36
175 Prince Ct	0.73mi	4/2.0 (+1)	2,142 (+11%)	10mo	$389,000	$182	34

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-37,023
• Equity at exit: $37,276

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-28,403
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$232 /mo · $2,789/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $58

Break-even live

Break-even rent $2,086

Max offer price $249,999

Occupancy floor 92%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 Sinyard Cir Hiram, GA	3.0	3.0	1877	$2,049	$1.09	24d	1	0.98mi
124 Emerald Pines Dr Dallas, GA	3.0	2.0	2389	$1,825	$0.76	12d	1	1.03mi
48 Temperence Way Hiram, GA	3.0	2.0	1632	$1,921	$1.18	5d	1	1.13mi
325 King Henry Rd Dallas, GA	4.0	3.0	1524	$1,975	$1.30	2d	1	1.29mi
139 Brooks Mill Ln Dallas, GA	4.0	2.0	1654	$1,896	$1.15	24d	1	1.30mi
28 Doe Ln Hiram, GA	4.0	2.0	2080	$2,095	$1.01	5d	1	1.32mi
319 Lanier Ct Hiram, GA	4.0	2.5	1974	$2,225	$1.13	43d	1	1.42mi
13 King Arnold Dr Dallas, GA	4.0	2.0	1524	$1,950	$1.28	5d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $249,999 Active 61 DOM
2. 2026-06-17
   price $249,999 Active 60 DOM
3. 2026-06-17
   days on market $260,000 Active 60 DOM
4. 2026-06-16
   days on market $260,000 Active 59 DOM
5. 2026-06-15
   days on market $260,000 Active 58 DOM
6. 2026-06-13
   days on market $260,000 Active 56 DOM
7. 2026-06-13
   days on market $260,000 Active 55 DOM
8. 2026-06-09
   days on market $260,000 Active 52 DOM
9. 2026-06-08
   days on market $260,000 Active 51 DOM
10. 2026-06-07
    days on market $260,000 Active 50 DOM
11. 2026-06-04
    days on market $260,000 Active 47 DOM
12. 2026-06-03
    days on market $260,000 Active 46 DOM
13. 2026-06-02
    days on market $260,000 Active 45 DOM
14. 2026-06-01
    days on market $260,000 Active 44 DOM
15. 2026-05-31
    days on market $260,000 Active 43 DOM
16. 2026-05-11
    price $274,999 774-char remark

    Show marketing remark (774 chars)

    Take a look at this move-in ready home which features all bedrooms and bathrooms on the main level! The home sits on a large corner lot and there is NO HOA. The large chicken coop in the back stays and the sellers are open to leaving the chickens and rooster as well. There is a large bonus room off the cozy kitchen which can serve as a 4th bedroom, playroom, homeschool space, or storage. The spacious living room area has a cabin type feel and make sure to notice the loft area. As you go down the spiral staircase, you will be able to see the potential in the partially finished basement. Whether you need a workshop, man cave, she shed, etc there is plenty of space to customize. Located only a few miles from restaurants and shopping, this one is in a great location!!

17. 2026-05-11
    price $274,999 774-char remark

    Show marketing remark (774 chars)

    Take a look at this move-in ready home which features all bedrooms and bathrooms on the main level! The home sits on a large corner lot and there is NO HOA. The large chicken coop in the back stays and the sellers are open to leaving the chickens and rooster as well. There is a large bonus room off the cozy kitchen which can serve as a 4th bedroom, playroom, homeschool space, or storage. The spacious living room area has a cabin type feel and make sure to notice the loft area. As you go down the spiral staircase, you will be able to see the potential in the partially finished basement. Whether you need a workshop, man cave, she shed, etc there is plenty of space to customize. Located only a few miles from restaurants and shopping, this one is in a great location!!

18. 2026-04-18
    listed $285,000 New 774-char remark

    Show marketing remark (774 chars)

    Take a look at this move-in ready home which features all bedrooms and bathrooms on the main level! The home sits on a large corner lot and there is NO HOA. The large chicken coop in the back stays and the sellers are open to leaving the chickens and rooster as well. There is a large bonus room off the cozy kitchen which can serve as a 4th bedroom, playroom, homeschool space, or storage. The spacious living room area has a cabin type feel and make sure to notice the loft area. As you go down the spiral staircase, you will be able to see the potential in the partially finished basement. Whether you need a workshop, man cave, she shed, etc there is plenty of space to customize. Located only a few miles from restaurants and shopping, this one is in a great location!!

19. 2026-04-18
    listed $285,000 Active 774-char remark

    Show marketing remark (774 chars)

    Take a look at this move-in ready home which features all bedrooms and bathrooms on the main level! The home sits on a large corner lot and there is NO HOA. The large chicken coop in the back stays and the sellers are open to leaving the chickens and rooster as well. There is a large bonus room off the cozy kitchen which can serve as a 4th bedroom, playroom, homeschool space, or storage. The spacious living room area has a cabin type feel and make sure to notice the loft area. As you go down the spiral staircase, you will be able to see the potential in the partially finished basement. Whether you need a workshop, man cave, she shed, etc there is plenty of space to customize. Located only a few miles from restaurants and shopping, this one is in a great location!!

20. 2021-07-13
    soldstatus $182,000

ⓘ 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: $2,789 · $232/mo
• Projected year-2 tax: $2,789 · $232/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $25,914
• − Mortgage interest: −$14,004
• − Property taxes: −$2,789
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$7,273
• Taxable loss: −$3,547
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $1,553/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): 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

+51.1% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $274,999 GAMLS
• 2026-05-11 Price Changed $274,999 FMLS
• 2026-04-18 Listed $285,000 FMLS
• 2026-04-18 Listed $285,000 GAMLS
• 2021-07-13 Sold (Public Records) $182,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,789 · -0.3% YoY. Source: county tax records.