605 Campground School Rd · Hiram, GA 30157

$235,000

3 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 9 Days on market

Built 1998 0.48 ac lot Est $241k · at est.

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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).

• Cash flow +14.6/30.0
• ARV discount +8.7/15.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in-ready ranch home not in SUDIVISION, just minutes from shopping and restaurants. Enjoy peaceful views from the front porch overlooking a well-kept yard. Updated with newer roof, lighting, including new flooring in the main living area and kitchen. Open living, dining, and kitchen layout with split bedroom plan and private primary suite. Great storage plus mudroom laundry with access to the deck and driveway. Large lot with room for a garden, play area, or outdoor space. Low maintenance vinyl siding and easy one-level living.

Key facts

• Great storage
• Newer roof
• New flooring

Tags

• NEWER ROOF
• NEW FLOORING
• PRIVATE PRIMARY SUITE
• GREAT STORAGE
• MUDROOM LAUNDRY
• LARGE LOT

Property features AI

Finance

• HOA & community: Association fees charged annually

Exterior

• Parking: Driveway parking; 2 total parking spaces; Open parking available
• Utilities: Public water; Septic tank sewer; 110-volt electric service; Cable available; Electricity available; Natural gas available
• Home design: One level; Resale property; Attic
• Construction: Vinyl siding exterior; Composition roof; Concrete perimeter foundation; Built with conventional construction materials
• Exterior features: Private yard; Front porch; Side porch; Paved road frontage on a county road

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Refrigerator; Stained cabinets; Eat-in kitchen; Open concept dining area
• Bedrooms: Master bedroom on main level; 3 main-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: High-speed Internet; Double-pane windows; No shared/common walls
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $55 ($661/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 $200k (15.0% below list).
• Recommended offer: $200k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); South Paulding High School (math 20% / reading 32%, grade F, #175 of 424 statewide, top 42%, 1,911 students, 36% FRL).
• Market conditions: Rents soft (-2.8%/yr); 614 active listings in the ZIP; 5 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 $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y ago 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 $130k; list at $235k implies a 81% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,782 (15.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $241,488
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Campground School Rd	0.00mi	3/2.0	1,118 (0%)	0mo	$250,000	$224	100
18 Campground School Rd	0.51mi	3/2.0	1,170 (+5%)	3mo	$252,500	$216	66
99 Oak Creek Ct	0.40mi	2/2.0 (-1)	1,200 (+7%)	5mo	$176,000	$147	60
110 Davis Mill Dr	0.71mi	3/2.0	1,256 (+12%)	17mo	$251,500	$200	32

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-40,457
• Equity at exit: $35,039

10-year hold

• IRR: -16.8%
• Equity multiple: 0.19×
• Total profit: $-53,466
• Equity at exit: $20,319

Cash invested: $65,800 (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 30157

• Home prices YoY: -9.4%
• Rents YoY: -2.8%
• Active inventory: 614
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$193 /mo · $2,315/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $55

Break-even live

Break-even rent $1,928

Max offer price $235,000

Occupancy floor 92%

Sensitivity live

Price	-10% $188	-5% $122	+0% $55	+5% $-11	+10% $-78
Rent	-10% $-103	-5% $-24	+0% $55	+5% $134	+10% $213
Rate	-1.0pp $173	-0.5pp $115	base $55	+0.5pp $-6	+1.0pp $-68

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Alma Dr Dallas, GA	4.0	2.0	1456	$1,795	$1.23	24d	1	0.49mi
165 Ladora Dr Dallas, GA	3.0	2.0	1482	$1,800	$1.21	45d	1	0.96mi
120 Paces Meadows Ln Dallas, GA	3.0	2.0	1500	$1,845	$1.23	3d	1	1.39mi
120 Paces Meadows Ln Dallas, GA	3.0	2.0	1500	$1,845	$1.23	0d	1	1.39mi
17 Paces Meadows Dr Dallas, GA	3.0	2.0	1204	$1,669	$1.39	26d	1	1.50mi

Listing history 18 events

1. 2026-04-19
   status Pending
2. 2026-04-12
   historical Active Under Contract 537-char remark

   Show marketing remark (537 chars)

   Move-in-ready ranch home not in SUDIVISION, just minutes from shopping and restaurants. Enjoy peaceful views from the front porch overlooking a well-kept yard. Updated with newer roof, lighting, including new flooring in the main living area and kitchen. Open living, dining, and kitchen layout with split bedroom plan and private primary suite. Great storage plus mudroom laundry with access to the deck and driveway. Large lot with room for a garden, play area, or outdoor space. Low maintenance vinyl siding and easy one-level living.

3. 2026-04-12
   historical Active Under Contract

   Show marketing remark (537 chars)

   Move-in-ready ranch home not in SUDIVISION, just minutes from shopping and restaurants. Enjoy peaceful views from the front porch overlooking a well-kept yard. Updated with newer roof, lighting, including new flooring in the main living area and kitchen. Open living, dining, and kitchen layout with split bedroom plan and private primary suite. Great storage plus mudroom laundry with access to the deck and driveway. Large lot with room for a garden, play area, or outdoor space. Low maintenance vinyl siding and easy one-level living.

4. 2026-04-09
   listed $235,000 Active

   Show marketing remark (537 chars)

   Move-in-ready ranch home not in SUDIVISION, just minutes from shopping and restaurants. Enjoy peaceful views from the front porch overlooking a well-kept yard. Updated with newer roof, lighting, including new flooring in the main living area and kitchen. Open living, dining, and kitchen layout with split bedroom plan and private primary suite. Great storage plus mudroom laundry with access to the deck and driveway. Large lot with room for a garden, play area, or outdoor space. Low maintenance vinyl siding and easy one-level living.

5. 2026-04-09
   listed $235,000 New 537-char remark

   Show marketing remark (537 chars)

   Move-in-ready ranch home not in SUDIVISION, just minutes from shopping and restaurants. Enjoy peaceful views from the front porch overlooking a well-kept yard. Updated with newer roof, lighting, including new flooring in the main living area and kitchen. Open living, dining, and kitchen layout with split bedroom plan and private primary suite. Great storage plus mudroom laundry with access to the deck and driveway. Large lot with room for a garden, play area, or outdoor space. Low maintenance vinyl siding and easy one-level living.

6. 2018-10-22
   soldstatus $129,900
7. 2018-10-19
   soldstatus $129,900 Sold 555-char remark

   Show marketing remark (555 chars)

   Immaculate Ranch home NOT IN A SUBDIVISION, only minutes to shopping and restaurants. Cozy front porch overlooks quiet country views and neatly manicured yard and landscaping. This home is more than move in ready with newer roof, flooring, interior paint and light fixtures throughout. Inviting open concept living room, dining room and kitchen. Split bedroom floor plan with master suite. Ample closet and storage space. Laundry in mud room with easy deck access to the driveway. Low maintenance vinyl siding. HURRY this is one level living at it's best!

8. 2018-10-19
   soldstatus $129,900 Sold

   Show marketing remark (555 chars)

   Immaculate Ranch home NOT IN A SUBDIVISION, only minutes to shopping and restaurants. Cozy front porch overlooks quiet country views and neatly manicured yard and landscaping. This home is more than move in ready with newer roof, flooring, interior paint and light fixtures throughout. Inviting open concept living room, dining room and kitchen. Split bedroom floor plan with master suite. Ample closet and storage space. Laundry in mud room with easy deck access to the driveway. Low maintenance vinyl siding. HURRY this is one level living at it's best!

9. 2018-09-09
   status Under Contract

   Show marketing remark (555 chars)

   Immaculate Ranch home NOT IN A SUBDIVISION, only minutes to shopping and restaurants. Cozy front porch overlooks quiet country views and neatly manicured yard and landscaping. This home is more than move in ready with newer roof, flooring, interior paint and light fixtures throughout. Inviting open concept living room, dining room and kitchen. Split bedroom floor plan with master suite. Ample closet and storage space. Laundry in mud room with easy deck access to the driveway. Low maintenance vinyl siding. HURRY this is one level living at it's best!

10. 2018-09-09
    status Pending 555-char remark

    Show marketing remark (555 chars)

    Immaculate Ranch home NOT IN A SUBDIVISION, only minutes to shopping and restaurants. Cozy front porch overlooks quiet country views and neatly manicured yard and landscaping. This home is more than move in ready with newer roof, flooring, interior paint and light fixtures throughout. Inviting open concept living room, dining room and kitchen. Split bedroom floor plan with master suite. Ample closet and storage space. Laundry in mud room with easy deck access to the driveway. Low maintenance vinyl siding. HURRY this is one level living at it's best!

11. 2018-09-07
    listed $129,900 Active 555-char remark

    Show marketing remark (555 chars)

    Immaculate Ranch home NOT IN A SUBDIVISION, only minutes to shopping and restaurants. Cozy front porch overlooks quiet country views and neatly manicured yard and landscaping. This home is more than move in ready with newer roof, flooring, interior paint and light fixtures throughout. Inviting open concept living room, dining room and kitchen. Split bedroom floor plan with master suite. Ample closet and storage space. Laundry in mud room with easy deck access to the driveway. Low maintenance vinyl siding. HURRY this is one level living at it's best!

12. 2018-09-07
    listed $129,900 New

    Show marketing remark (555 chars)

    Immaculate Ranch home NOT IN A SUBDIVISION, only minutes to shopping and restaurants. Cozy front porch overlooks quiet country views and neatly manicured yard and landscaping. This home is more than move in ready with newer roof, flooring, interior paint and light fixtures throughout. Inviting open concept living room, dining room and kitchen. Split bedroom floor plan with master suite. Ample closet and storage space. Laundry in mud room with easy deck access to the driveway. Low maintenance vinyl siding. HURRY this is one level living at it's best!

13. 2011-12-08
    historical
14. 2011-11-30
    soldstatus $51,800 Sold
15. 2011-11-03
    status Pending
16. 2011-10-23
    price $56,000 Reduced
17. 2011-10-21
    price $56,000
18. 2011-07-01
    listed $59,000 Active

ⓘ 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: $2,315 · $193/mo
• Projected year-2 tax: $2,315 · $193/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 · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $23,974
• − Mortgage interest: −$13,164
• − Property taxes: −$2,315
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$6,836
• Taxable loss: −$3,352
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $1,466/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

+298.3% since first listed

18 events — show timeline

• 2026-04-19 Pending — FMLS
• 2026-04-12 Contingent — GAMLS
• 2026-04-12 Contingent — FMLS
• 2026-04-09 Listed $235,000 GAMLS
• 2026-04-09 Listed $235,000 FMLS
• 2018-10-22 Sold (Public Records) $129,900 Public Records
• 2018-10-19 Sold (MLS) $129,900 GAMLS
• 2018-10-19 Sold (MLS) $129,900 FMLS
• 2018-09-09 Pending — GAMLS
• 2018-09-09 Pending — FMLS
• 2018-09-07 Listed $129,900 GAMLS
• 2018-09-07 Listed $129,900 FMLS
• 2011-12-08 Listing Removed — FMLS
• 2011-11-30 Sold (MLS) $51,800 FMLS
• 2011-11-03 Pending — FMLS
• 2011-10-23 Price Changed $56,000 GAMLS
• 2011-10-21 Price Changed $56,000 FMLS
• 2011-07-01 Listed $59,000 FMLS

Property tax history

+5.4%/yr

Latest (2025): $2,315 · +5.0% YoY. Source: county tax records.