68 Lindsey Lake Rd · Hiram, GA 30157

$280,000

4 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 13 Days on market

Built 1986 1.12 ac lot Est $318k · 12% under

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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 +12.9/15.0
• Cash flow +12.8/30.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market due to buyer financing falling through after the appraisal and inspection were already cleared! Fantastic Investment Opportunity! This stable, income-producing duplex with no HOA is a turn-key addition to any investor's portfolio or the perfect house hack. Each side features spacious layouts with separate entrances, offering privacy and comfort for tenants. One unit is currently leased, providing immediate cash flow from day one. The roof and water heaters are almost brand new, as well as HVACs in great condition, providing years of peace of mind on the big maintenance items. Whether you are a buy and hold investor or looking for the perfect house hack, this duplex on over an acre of land will be the perfect fit.

Key facts

• Spacious layouts
• Immediate cash flow
• Fully rented duplex

Tags

• FULLY RENTED DUPLEX
• INCOME PRODUCING DUPLEX
• SEPARATE ENTRANCES
• SPACIOUS LAYOUTS
• IMMEDIATE CASH FLOW

Property features AI

Finance

• Financial info: Two-unit multifamily property; Unit 1 rent $1,095 (tenant occupies); Unit 2 rent $1,275 (vacant); Deposits: $1,095 and $1,275; Maintenance included for both units; Utilities (electric, gas, water, garbage) not included

Exterior

• Parking: Two total parking spaces
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Phone available; Water available
• Home design: One-level property; Resale condition
• Construction: Composition roof; Other construction materials
• Exterior features: Deck; Open parking; Driveway

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Two bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: One bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Unfurnished; Insulated windows
• Laundry & utility: Maintenance included for units

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-27 ($-326/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (21.7% below list).
• Recommended offer: $219k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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+, crime 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: Nebo Elementary School (math 42% / reading 36%, grade F, #456 of 1,228 statewide, top 38%, 721 students, 54% FRL); South Paulding Middle School (math 26% / reading 40%, grade F, #213 of 470 statewide, top 47%, 481 students, 47% FRL); Paulding County High School (math 19% / reading 37%, grade F, #155 of 424 statewide, top 37%, 2,005 students, 48% FRL) — zoned schools average 50% FRL vs 33% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.8%/yr); 598 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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.
• Current owner paid $66k; list at $280k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; 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 $219,219 (21.7% 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. 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. 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?
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: 0.78% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $318,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Roman Dr	0.28mi	4/2.0	1,541 (-6%)	0mo	$340,000	$221	78
121 Brooke Dr	0.51mi	3/2.0 (-1)	1,680 (+3%)	3mo	$212,500	$126	64
274 Ajo Way	0.36mi	3/2.0 (-1)	1,800 (+10%)	1mo	$350,000	$194	60
77 Deidre Ct	0.15mi	3/2.0 (-1)	1,406 (-14%)	7mo	$290,000	$206	59
122 Ladora Dr	0.34mi	3/2.0 (-1)	1,426 (-13%)	2mo	$290,000	$203	57
12 Carmen Ln	0.45mi	3/2.0 (-1)	1,785 (+9%)	3mo	$350,000	$196	56
42 Grover Way	0.35mi	3/2.0 (-1)	1,831 (+12%)	4mo	$329,999	$180	55
98 Jessica Ct	0.56mi	3/2.0 (-1)	1,746 (+7%)	4mo	$340,000	$195	54
538 Lindsey Lake Rd	0.45mi	3/2.0 (-1)	1,501 (-8%)	8mo	$185,000	$123	54
184 Henderson Ridge Dr	0.45mi	4/2.0	1,810 (+11%)	10mo	$359,900	$199	52
75 Deun Ct	0.53mi	3/2.0 (-1)	1,829 (+12%)	3mo	$348,000	$190	48
348 Nongo Way	0.64mi	3/2.0 (-1)	1,829 (+12%)	0mo	$349,900	$191	45

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-53,601
• Equity at exit: $41,749

10-year hold

• IRR: -20.6%
• Equity multiple: 0.06×
• Total profit: $-74,034
• Equity at exit: $24,209

Cash invested: $78,400 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-27

Break-even live

Break-even rent $2,227

Max offer price $275,204

Occupancy floor 96%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 Ladora Dr Dallas, GA	3.0	2.0	1482	$1,800	$1.21	43d	1	0.37mi
177 Alma Dr Dallas, GA	4.0	2.0	1456	$1,795	$1.23	22d	1	0.87mi
366 Paces Overlook Trce Dallas, GA	3.0	2.0	1560	$2,069	$1.33	43d	1	1.04mi
87 Oconnor Dr Dallas, GA	3.0	2.0	1668	$1,865	$1.12	5d	1	1.20mi
42 Appleton Way Dallas, GA	4.0	2.5	1856	$1,951	$1.05	11d	1	1.22mi

Listing history 30 events

1. 2026-06-17
   status $280,000 Pending 13 DOM

   Show marketing remark (741 chars)

   Back on the market due to buyer financing falling through after the appraisal and inspection were already cleared! Fantastic Investment Opportunity! This stable, income-producing duplex with no HOA is a turn-key addition to any investor's portfolio or the perfect house hack. Each side features spacious layouts with separate entrances, offering privacy and comfort for tenants. One unit is currently leased, providing immediate cash flow from day one. The roof and water heaters are almost brand new, as well as HVACs in great condition, providing years of peace of mind on the big maintenance items. Whether you are a buy and hold investor or looking for the perfect house hack, this duplex on over an acre of land will be the perfect fit.

2. 2026-06-17
   days on market $280,000 Active 13 DOM

   Show marketing remark (741 chars)

   Back on the market due to buyer financing falling through after the appraisal and inspection were already cleared! Fantastic Investment Opportunity! This stable, income-producing duplex with no HOA is a turn-key addition to any investor's portfolio or the perfect house hack. Each side features spacious layouts with separate entrances, offering privacy and comfort for tenants. One unit is currently leased, providing immediate cash flow from day one. The roof and water heaters are almost brand new, as well as HVACs in great condition, providing years of peace of mind on the big maintenance items. Whether you are a buy and hold investor or looking for the perfect house hack, this duplex on over an acre of land will be the perfect fit.

3. 2026-06-16
   days on market $280,000 Active 12 DOM
4. 2026-06-15
   days on market $280,000 Active 11 DOM
5. 2026-06-13
   days on market $280,000 Active 9 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   statusdays on market $280,000 Active 8 DOM
8. 2026-05-04
   status Under Contract 626-char remark

   Show marketing remark (741 chars)

   Back on the market due to buyer financing falling through after the appraisal and inspection were already cleared! Fantastic Investment Opportunity! This stable, income-producing duplex with no HOA is a turn-key addition to any investor's portfolio or the perfect house hack. Each side features spacious layouts with separate entrances, offering privacy and comfort for tenants. One unit is currently leased, providing immediate cash flow from day one. The roof and water heaters are almost brand new, as well as HVACs in great condition, providing years of peace of mind on the big maintenance items. Whether you are a buy and hold investor or looking for the perfect house hack, this duplex on over an acre of land will be the perfect fit.

9. 2026-05-04
   status Pending 626-char remark

   Show marketing remark (741 chars)

   Back on the market due to buyer financing falling through after the appraisal and inspection were already cleared! Fantastic Investment Opportunity! This stable, income-producing duplex with no HOA is a turn-key addition to any investor's portfolio or the perfect house hack. Each side features spacious layouts with separate entrances, offering privacy and comfort for tenants. One unit is currently leased, providing immediate cash flow from day one. The roof and water heaters are almost brand new, as well as HVACs in great condition, providing years of peace of mind on the big maintenance items. Whether you are a buy and hold investor or looking for the perfect house hack, this duplex on over an acre of land will be the perfect fit.

10. 2026-05-04
    price $280,000 626-char remark

    Show marketing remark (741 chars)

    Back on the market due to buyer financing falling through after the appraisal and inspection were already cleared! Fantastic Investment Opportunity! This stable, income-producing duplex with no HOA is a turn-key addition to any investor's portfolio or the perfect house hack. Each side features spacious layouts with separate entrances, offering privacy and comfort for tenants. One unit is currently leased, providing immediate cash flow from day one. The roof and water heaters are almost brand new, as well as HVACs in great condition, providing years of peace of mind on the big maintenance items. Whether you are a buy and hold investor or looking for the perfect house hack, this duplex on over an acre of land will be the perfect fit.

11. 2026-05-02
    price $280,000 626-char remark

    Show marketing remark (741 chars)

    Back on the market due to buyer financing falling through after the appraisal and inspection were already cleared! Fantastic Investment Opportunity! This stable, income-producing duplex with no HOA is a turn-key addition to any investor's portfolio or the perfect house hack. Each side features spacious layouts with separate entrances, offering privacy and comfort for tenants. One unit is currently leased, providing immediate cash flow from day one. The roof and water heaters are almost brand new, as well as HVACs in great condition, providing years of peace of mind on the big maintenance items. Whether you are a buy and hold investor or looking for the perfect house hack, this duplex on over an acre of land will be the perfect fit.

12. 2026-04-27
    listed $275,000 New 626-char remark

    Show marketing remark (741 chars)

    Back on the market due to buyer financing falling through after the appraisal and inspection were already cleared! Fantastic Investment Opportunity! This stable, income-producing duplex with no HOA is a turn-key addition to any investor's portfolio or the perfect house hack. Each side features spacious layouts with separate entrances, offering privacy and comfort for tenants. One unit is currently leased, providing immediate cash flow from day one. The roof and water heaters are almost brand new, as well as HVACs in great condition, providing years of peace of mind on the big maintenance items. Whether you are a buy and hold investor or looking for the perfect house hack, this duplex on over an acre of land will be the perfect fit.

13. 2026-04-27
    listed $275,000 Active 626-char remark

    Show marketing remark (741 chars)

    Back on the market due to buyer financing falling through after the appraisal and inspection were already cleared! Fantastic Investment Opportunity! This stable, income-producing duplex with no HOA is a turn-key addition to any investor's portfolio or the perfect house hack. Each side features spacious layouts with separate entrances, offering privacy and comfort for tenants. One unit is currently leased, providing immediate cash flow from day one. The roof and water heaters are almost brand new, as well as HVACs in great condition, providing years of peace of mind on the big maintenance items. Whether you are a buy and hold investor or looking for the perfect house hack, this duplex on over an acre of land will be the perfect fit.

14. 2025-12-31
    historical
15. 2025-12-31
    historical
16. 2025-12-17
    status Back On Market
17. 2025-12-17
    status Active
18. 2025-12-10
    status Under Contract
19. 2025-12-10
    status Pending
20. 2025-11-17
    price $275,000
21. 2025-11-17
    price $275,000
22. 2025-10-22
    price $290,000
23. 2025-10-22
    price $290,000
24. 2025-10-07
    price $305,000
25. 2025-10-07
    price $305,000
26. 2025-08-21
    listed $325,000 Active
27. 2025-08-21
    listed $325,000 New
28. 2025-03-11
    historical $1,300
29. 2025-03-11
    listed $1,300
30. 2000-08-04
    soldstatus $65,700

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$488/yr (+$41/mo · 23.4%)

ⓘ 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 5/10 Major 25% 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: $26,306
• − Mortgage interest: −$15,684
• − Property taxes: −$2,088
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$8,145
• Taxable loss: −$5,220
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $927/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

+326.2% since first listed

27 events — show timeline

• 2026-06-17 Pending — GAMLS
• 2026-06-17 Pending — FMLS
• 2026-06-11 Relisted — GAMLS
• 2026-06-11 Relisted — FMLS
• 2026-05-04 Pending — GAMLS
• 2026-05-04 Pending — FMLS
• 2026-05-04 Price Changed $280,000 FMLS
• 2026-05-02 Price Changed $280,000 GAMLS
• 2026-04-27 Listed $275,000 FMLS
• 2026-04-27 Listed $275,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-12-17 Relisted — GAMLS
• 2025-12-17 Relisted — FMLS
• 2025-12-10 Pending — GAMLS
• 2025-12-10 Pending — FMLS
• 2025-11-17 Price Changed $275,000 GAMLS
• 2025-11-17 Price Changed $275,000 FMLS
• 2025-10-22 Price Changed $290,000 FMLS
• 2025-10-22 Price Changed $290,000 GAMLS
• 2025-10-07 Price Changed $305,000 GAMLS
• 2025-10-07 Price Changed $305,000 FMLS
• 2025-08-21 Listed $325,000 GAMLS
• 2025-08-21 Listed $325,000 FMLS
• 2025-03-11 Rental Removed $1,300 FMLS
• 2025-03-11 Listed for Rent $1,300 FMLS
• 2000-08-04 Sold (Public Records) $65,700 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,088 · +1.3% YoY. Source: county tax records.