37 Forkwood Cir · Powder Springs, GA 30141

$210,000

3 bd · 2.0 ba · 1,756 sqft · SingleFamily public records · 136 Days on market

Built 1974 0.46 ac lot $120/sqft · 31% below area Est $303k · 31% 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).

• Cash flow +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

!!! PRICE IMPROVEMENT !!! Calling all INVESTORS!!! Beautiful Ranch Home in a Great Location. Large 3Br 2Ba Sprawling Ranch with opportunity to Expand. Can also close in Carport area for potential 4th Bedroom/3rd Bath. Huge level fenced backyard with tool shed. Home needs some work and is being sold As-Is. Home has Tremendous Potential with mostly Cosmetic Needs. Bones appear to be Solid! Tremendous opportunity for a local Handyman or Investors. Conveniently located just minutes from Downtown Hiram Shopping and Dining District!

Key facts

• Ranch home
• Tool shed
• Potential 3rd bath

Tags

• RANCH HOME
• LEVEL FENCED BACKYARD
• TOOL SHED
• POTENTIAL 4TH BEDROOM
• POTENTIAL 3RD BATH
• MINUTES FROM DOWNTOWN HIRAM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.7% in Powder Springs — 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 71/100 on livability (#79 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B+; Watch: 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.
• Market conditions: Rents rising (+2.9%/yr); 238 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 136 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $210k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.03% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (median comp): $302,531
• List price: $210,000
• Delta: -30.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Forkwood Cir	0.03mi	3/2.0	1,584 (-10%)	10mo	$285,000	$180	74
708 Morris Rd	0.08mi	3/2.0	1,536 (-12%)	8mo	$240,000	$156	68
398 Forkwood Way	0.20mi	3/2.0	1,508 (-14%)	18mo	$435,000	$288	52
303 Morris Rd	0.50mi	2/1.5 (-1)	1,800 (+2%)	17mo	$339,500	$189	51
30 Hunters Cv	0.31mi	3/2.0	1,500 (-15%)	21mo	$293,000	$195	44
214 S Lake Dr	0.31mi	2/1.0 (-1)	1,508 (-14%)	11mo	$145,000	$96	43
25 Echo Ridge Dr	0.37mi	4/3.0 (+1)	2,012 (+15%)	8mo	$305,000	$152	43
810 Morningside Dr	0.71mi	3/2.5	1,862 (+6%)	17mo	$310,000	$166	40
157 Pat Dr	0.48mi	4/3.0 (+1)	1,985 (+13%)	14mo	$319,000	$161	35

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-13,720
• Equity at exit: $31,312

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $13,581
• Equity at exit: $18,157

Cash invested: $58,800 (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 30141

• Home prices YoY: -17.3%
• Rents YoY: 2.9%
• Active inventory: 238
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,170 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$203 /mo · $2,434/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $322

Break-even live

Break-even rent $1,762

Max offer price $210,000

Occupancy floor 80%

Sensitivity live

Price	-10% $441	-5% $382	+0% $322	+5% $263	+10% $203
Rent	-10% $151	-5% $237	+0% $322	+5% $408	+10% $494
Rate	-1.0pp $428	-0.5pp $376	base $322	+0.5pp $268	+1.0pp $213

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Deerhunter Ln Powder Springs, GA	3.0	2.0	1436	$1,795	$1.25	5d	1	0.32mi
4590 Ridgeview Dr Powder Springs, GA	4.0	2.0	1228	$1,781	$1.45	3d	1	1.16mi

Listing history 34 events

1. 2026-06-21
   days on market $210,000 Active 136 DOM
2. 2026-06-18
   days on market $210,000 Active 133 DOM
3. 2026-06-17
   days on market $210,000 Active 132 DOM
4. 2026-06-16
   days on market $210,000 Active 131 DOM
5. 2026-06-15
   days on market $210,000 Active 130 DOM
6. 2026-06-13
   days on market $210,000 Active 128 DOM
7. 2026-06-13
   days on market $210,000 Active 127 DOM
8. 2026-06-09
   days on market $210,000 Active 124 DOM
9. 2026-06-08
   days on market $210,000 Active 123 DOM
10. 2026-06-07
    days on market $210,000 Active 122 DOM
11. 2026-06-04
    statusdays on market $210,000 Active 119 DOM
12. 2026-06-03
    days on market $210,000 Back On Market 118 DOM
13. 2026-06-02
    days on market $210,000 Back On Market 117 DOM
14. 2026-06-01
    statusdays on marketlisting id $210,000 Back On Market 116 DOM
15. 2026-05-04
    historical
16. 2026-05-04
    historical
17. 2026-03-16
    status Back On Market
18. 2026-03-16
    status Active
19. 2026-03-15
    historical
20. 2026-03-15
    historical
21. 2026-02-08
    price $210,000
22. 2026-02-08
    price $210,000
23. 2026-01-04
    listed $230,000 Active
24. 2026-01-04
    listed $230,000 New
25. 2019-05-21
    soldstatus $125,000
26. 2019-05-17
    soldstatus $125,000 Closed
27. 2019-05-17
    soldstatus $125,000 Sold
28. 2019-04-20
    status Under Contract
29. 2019-04-20
    status Pending
30. 2019-04-12
    price $122,900
31. 2019-04-11
    price $122,900
32. 2019-02-18
    listed $139,900 Active
33. 2019-02-18
    listed $139,900 New
34. 1999-07-09
    soldstatus $74,500

ⓘ 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: $2,434 · $203/mo
• Projected year-2 tax: $2,434 · $203/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 ≥104°F today · 17 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: $26,035
• − Mortgage interest: −$11,763
• − Property taxes: −$2,434
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$6,109
• Taxable income: $513
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $3,745/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 — Powder Springs

• Score: 71/100
• State rank: #79
• US rank: #6846

Category grades

Amenities F Commute F Cost of living A Crime B- Employment B+ Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Paulding County · 134,013 people
• City population: 71,626
• 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

+181.9% since first listed

20 events — show timeline

• 2026-05-04 Listing Removed — GAMLS
• 2026-05-04 Listing Removed — FMLS
• 2026-03-16 Relisted — GAMLS
• 2026-03-16 Relisted — FMLS
• 2026-03-15 Listing Removed — GAMLS
• 2026-03-15 Listing Removed — FMLS
• 2026-02-08 Price Changed $210,000 FMLS
• 2026-02-08 Price Changed $210,000 GAMLS
• 2026-01-04 Listed $230,000 GAMLS
• 2026-01-04 Listed $230,000 FMLS
• 2019-05-21 Sold (Public Records) $125,000 Public Records
• 2019-05-17 Sold (MLS) $125,000 GAMLS
• 2019-05-17 Sold (MLS) $125,000 FMLS
• 2019-04-20 Pending — GAMLS
• 2019-04-20 Pending — FMLS
• 2019-04-12 Price Changed $122,900 GAMLS
• 2019-04-11 Price Changed $122,900 FMLS
• 2019-02-18 Listed $139,900 GAMLS
• 2019-02-18 Listed $139,900 FMLS
• 1999-07-09 Sold (Public Records) $74,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,434 · +0.4% YoY. Source: county tax records.