109 Darbys Crossing Ct · Hiram, GA 30141

$255,000

2 bd · 2.5 ba · 1,370 sqft · Townhouse public records · 126 Days on market

Built 2004 1,306 sqft lot $186/sqft · 62% above area Est $300k · 15% under $140/mo HOA · 7% 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 +14.3/15.0
• Cash flow +8.6/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your family's dream home! This beautifully maintained 2 bedroom 2.5 bath , chef-inspired kitchen, professional grade appliances and granite countertops, for hosting, freshly painted and laminated floors, in-unit laundry with washer and dryer. This townhome has a generous living space. Enjoy cozy peaceful evenings in a inviting living room. With top rated schools nearby and easy 5 minute to strip mall, this is a great place to build lasting memories. Don't miss out on this wonderful blend of comfort and convenience. Your dream home is waiting.

Key facts

• $140 HOA
• Garage
• Built 2004

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (22.3% below list).
• Recommended offer: $198k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Hiram Elementary School (math 26% / reading 31%, grade F, #668 of 1,228 statewide, top 55%, 816 students, 61% FRL); P. B. Ritch Middle School (math 29% / reading 42%, grade F, #185 of 470 statewide, top 40%, 755 students, 60% FRL); East Paulding High School (math 11% / reading 31%, grade F, #225 of 424 statewide, top 54%, 1,905 students, 38% FRL) — zoned schools average 53% FRL vs 33% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 40% district-wide (-12 pts) — the specific schools serving this property underperform the Paulding County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.9%/yr); 239 active listings in the ZIP; 7 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 126 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) 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 $198,010 (22.3% 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 126 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 10.7

CMA / ARV

• ARV (median comp): $300,452
• List price: $255,000
• Delta: -15.13%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Darbys Crossing Ct	0.05mi	2/2.5	1,370 (0%)	9mo	$248,000	$181	90
46 Darbys Crossing Ct	0.08mi	2/2.5	1,370 (0%)	13mo	$250,000	$182	86
11 Darbys Crossing Ct	0.06mi	2/2.0	1,370 (0%)	23mo	$249,900	$182	76
216 Darbys Crossing Ct #216	0.08mi	3/2.5 (+1)	1,418 (+4%)	19mo	$264,900	$187	70
245 Darbys Crossing Ct	0.06mi	2/2.0	1,184 (-14%)	17mo	$244,000	$206	59

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-55,368
• Equity at exit: $38,021

10-year hold

• IRR: -17.0%
• Equity multiple: 0.07×
• Total profit: $-66,742
• Equity at exit: $22,048

Cash invested: $71,400 (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 30141

• Home prices YoY: -17.3%
• Rents YoY: 2.9%
• Active inventory: 239
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$106
• HOA: −$140
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-218

Break-even live

Break-even rent $2,256

Max offer price $216,474

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-146	+0% $-218	+5% $-290	+10% $-362
Rent	-10% $-375	-5% $-296	+0% $-218	+5% $-140	+10% $-62
Rate	-1.0pp $-90	-0.5pp $-153	base $-218	+0.5pp $-284	+1.0pp $-351

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Allen Rd Hiram, GA	2.0	2.0	1580	$2,175	$1.38	26d	1	0.28mi
286 Macland Springs Dr Dallas, GA	3.0	2.0	1308	$1,669	$1.28	4d	1	0.74mi
74 Venture Path Hiram, GA	3.0	2.5	1760	$2,500	$1.42	20d	1	1.27mi
132 Venture Path Hiram, GA	3.0	2.5	1392	$1,695	$1.22	26d	1	1.28mi
257 Venture Path Hiram, GA	2.0	2.5	1538	$1,450	$0.94	45d	1	1.38mi
107 Highland Falls Dr Hiram, GA	3.0	2.5	1745	$2,000	$1.15	7d	1	1.49mi
107 Highland Falls Dr Hiram, GA	3.0	2.5	1745	$2,000	$1.15	23d	1	1.49mi

HOA detail

• Monthly dues: $140 · $1,680/yr

Listing history 16 events

1. 2026-04-13
   price $255,000 559-char remark

   Show marketing remark (559 chars)

   Welcome to your family's dream home! This beautifully maintained 2 bedroom 2.5 bath , chef-inspired kitchen, professional grade appliances and granite countertops, for hosting, freshly painted and laminated floors, in-unit laundry with washer and dryer. This townhome has a generous living space. Enjoy cozy peaceful evenings in a inviting living room. With top rated schools nearby and easy 5 minute to strip mall, this is a great place to build lasting memories. Don't miss out on this wonderful blend of comfort and convenience. Your dream home is waiting.

2. 2026-03-03
   price $257,000 559-char remark

   Show marketing remark (559 chars)

   Welcome to your family's dream home! This beautifully maintained 2 bedroom 2.5 bath , chef-inspired kitchen, professional grade appliances and granite countertops, for hosting, freshly painted and laminated floors, in-unit laundry with washer and dryer. This townhome has a generous living space. Enjoy cozy peaceful evenings in a inviting living room. With top rated schools nearby and easy 5 minute to strip mall, this is a great place to build lasting memories. Don't miss out on this wonderful blend of comfort and convenience. Your dream home is waiting.

3. 2026-02-19
   price $260,000 559-char remark

   Show marketing remark (559 chars)

   Welcome to your family's dream home! This beautifully maintained 2 bedroom 2.5 bath , chef-inspired kitchen, professional grade appliances and granite countertops, for hosting, freshly painted and laminated floors, in-unit laundry with washer and dryer. This townhome has a generous living space. Enjoy cozy peaceful evenings in a inviting living room. With top rated schools nearby and easy 5 minute to strip mall, this is a great place to build lasting memories. Don't miss out on this wonderful blend of comfort and convenience. Your dream home is waiting.

4. 2026-02-19
   price $257,000 559-char remark

   Show marketing remark (559 chars)

   Welcome to your family's dream home! This beautifully maintained 2 bedroom 2.5 bath , chef-inspired kitchen, professional grade appliances and granite countertops, for hosting, freshly painted and laminated floors, in-unit laundry with washer and dryer. This townhome has a generous living space. Enjoy cozy peaceful evenings in a inviting living room. With top rated schools nearby and easy 5 minute to strip mall, this is a great place to build lasting memories. Don't miss out on this wonderful blend of comfort and convenience. Your dream home is waiting.

5. 2026-02-16
   price $255,000 559-char remark

   Show marketing remark (559 chars)

   Welcome to your family's dream home! This beautifully maintained 2 bedroom 2.5 bath , chef-inspired kitchen, professional grade appliances and granite countertops, for hosting, freshly painted and laminated floors, in-unit laundry with washer and dryer. This townhome has a generous living space. Enjoy cozy peaceful evenings in a inviting living room. With top rated schools nearby and easy 5 minute to strip mall, this is a great place to build lasting memories. Don't miss out on this wonderful blend of comfort and convenience. Your dream home is waiting.

6. 2026-01-22
   historical
7. 2026-01-17
   price $260,000
8. 2025-12-21
   price $265,000
9. 2025-11-15
   price $270,000
10. 2025-11-10
    price $280,000
11. 2025-11-04
    listed $260,000 New 559-char remark

    Show marketing remark (559 chars)

    Welcome to your family's dream home! This beautifully maintained 2 bedroom 2.5 bath , chef-inspired kitchen, professional grade appliances and granite countertops, for hosting, freshly painted and laminated floors, in-unit laundry with washer and dryer. This townhome has a generous living space. Enjoy cozy peaceful evenings in a inviting living room. With top rated schools nearby and easy 5 minute to strip mall, this is a great place to build lasting memories. Don't miss out on this wonderful blend of comfort and convenience. Your dream home is waiting.

12. 2025-11-04
    listed $270,000 New

    Show marketing remark (559 chars)

    Welcome to your family's dream home! This beautifully maintained 2 bedroom 2.5 bath , chef-inspired kitchen, professional grade appliances and granite countertops, for hosting, freshly painted and laminated floors, in-unit laundry with washer and dryer. This townhome has a generous living space. Enjoy cozy peaceful evenings in a inviting living room. With top rated schools nearby and easy 5 minute to strip mall, this is a great place to build lasting memories. Don't miss out on this wonderful blend of comfort and convenience. Your dream home is waiting.

13. 2019-06-13
    soldstatus $950,000
14. 2019-06-13
    soldstatus $950,000
15. 2007-03-28
    soldstatus $124,900
16. 2003-12-04
    soldstatus $3,300,000

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $2,386 · $199/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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,761
• − Mortgage interest: −$14,284
• − Property taxes: −$2,386
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − HOA: −$1,680
• − Depreciation: −$7,418
• Taxable loss: −$7,084
• Est. tax savings @ 24.0%: +$1,700
• After-tax cash flow: $-917/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): 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

-92.3% since first listed

16 events — show timeline

• 2026-04-13 Price Changed $255,000 GAMLS
• 2026-03-03 Price Changed $257,000 GAMLS
• 2026-02-19 Price Changed $260,000 GAMLS
• 2026-02-19 Price Changed $257,000 GAMLS
• 2026-02-16 Price Changed $255,000 GAMLS
• 2026-01-22 Listing Removed — GAMLS
• 2026-01-17 Price Changed $260,000 GAMLS
• 2025-12-21 Price Changed $265,000 GAMLS
• 2025-11-15 Price Changed $270,000 GAMLS
• 2025-11-10 Price Changed $280,000 GAMLS
• 2025-11-04 Listed $270,000 GAMLS
• 2025-11-04 Listed $260,000 GAMLS
• 2019-06-13 Sold (Public Records) $950,000 Public Records
• 2019-06-13 Sold (Public Records) $950,000 Public Records
• 2007-03-28 Sold (Public Records) $124,900 Public Records
• 2003-12-04 Sold (Public Records) $3,300,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,386 · -0.8% YoY. Source: county tax records.