200 Woodford Reserve Pass · Dallas, GA 30132

$430,000

4 bd · 2.5 ba · 2,669 sqft · SingleFamily public records · 19 Days on market

Built 2021 9,147 sqft lot $161/sqft · 20% below area Est $534k · 20% under $73/mo HOA · 3% of rent ↓ 8% since listing

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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 +15.0/15.0
• Cash flow +7.0/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully appointed 4-bedroom, 2.5-bath residence located in the highly sought-after Seven Hills community. Perfectly positioned on a premium corner lot, this home offers exceptional curb appeal with a charming front porch ideal for quiet mornings or relaxing evenings. Step inside to discover a bright, open-concept floor plan designed for both everyday living and effortless entertaining. The spacious great room features a cozy fireplace and flows seamlessly into the stylish kitchen, complete with granite countertops, custom cabinetry, stainless steel appliances, and an oversized island with seating. Upstairs, the luxurious primary suite serves as a private retreat with a spa-inspired ensuite bath featuring dual vanities, a soaking tub, walk-in shower, and generous closet space. Three additional bedrooms provide flexibility for guests, a home office, playroom, or growing family needs. One of the home's standout features is the screened-in back porch w/fireplace. The perfect place to enjoy morning coffee, unwind after a long day, or entertain year-round while overlooking the fenced backyard. The corner lot offers extra outdoor space to enjoy. Residents of Seven Hills enjoy access to incredible resort-style amenities, including a clubhouse, sparkling pool, 13-acre waterpark with thrilling slide, tennis and pickleball courts, amphitheater, dog park, scenic walking trails, and expansive green spaces. Experience the perfect blend of comfort, community, and lifestyle. Love where you live!

Key facts

• Front porch
• Great room
• Cozy fireplace

Tags

• CORNER LOT
• FRONT PORCH
• OPEN-CONCEPT FLOOR PLAN
• GREAT ROOM
• COZY FIREPLACE
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Roads are paved asphalt with city street frontage; Located in Paulding County
• HOA & community: Annual association fee; Association maintains grounds and provides swim and tennis amenities; Community clubhouse, pool, tennis courts, playground, dog park, park, trails/greenway, sidewalks, street lights

Exterior

• Parking: Detached driveway parking available; 2-car garage with garage door opener, garage faces front; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Natural gas available; Cable and phone available
• Home design: Two-story home; Resale property; Built with brick veneer and cement/HardiPlank siding; Shingle roof with ridge vents; Slab foundation
• Construction: Brick veneer and cement siding (HardiPlank type); Shingle roof; Slab foundation
• Exterior features: Private, fenced backyard with wood fencing; Front porch and rear covered/enclosed porch; Screened patio; Patio and rear porch; Exterior lighting

Interior

• Kitchen: Kitchen island; Breakfast room / eat-in kitchen; Pantry; Stone countertops; View into family room; Gas cooktop, gas oven/range, microwave; Dishwasher, disposal
• Bedrooms: Four upper-level bedrooms; Oversized master bedroom with sitting room
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans
• Interior features: Crown molding; Entrance foyer with two-story ceiling; Walk-in closets; Double vanity in bathrooms; Double-pane windows with shutters; One fireplace with gas starter in family room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-627 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (33.2% below list).
• Recommended offer: $287k (33.2% below list) — sets the bar for 1% rule.

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-, 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.
• Zoned schools: Floyd L. Shelton Elementary School At Crossroad (math 59% / reading 49%, grade C, #204 of 1,228 statewide, top 17%, 1,439 students, 22% FRL); Sammy Mcclure Sr. Middle School (math 59% / reading 63%, grade B+, #36 of 470 statewide, top 8%, 1,536 students, 17% FRL); North Paulding High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 2,986 students, 21% FRL).
• Market conditions: Rents rising (+1.8%/yr); 674 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 31% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 19 days — a 2% lower offer ($424k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $287,233 (33.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.67% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• GRM: 12.5

CMA / ARV

• ARV (median comp): $534,301
• List price: $430,000
• Delta: -19.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Woodford Reserve Pass	0.00mi	4/2.5	2,669 (0%)	0mo	$435,000	$163	100
17 Forsythia Ct	0.10mi	4/2.5	2,671 (+0%)	9mo	$455,000	$170	88
50 Rosemary Lndg	0.22mi	4/4.0	2,621 (-2%)	2mo	$430,000	$164	79
857 Riverwalk Manor Dr	0.23mi	4/3.0	2,518 (-6%)	4mo	$459,000	$182	74
14 Cherry Blossom Walk	0.16mi	4/3.5	2,896 (+8%)	3mo	$546,000	$189	72
116 Daffodil Lndg	0.28mi	4/3.5	2,525 (-5%)	10mo	$460,000	$182	66
355 Treadstone Ln	0.69mi	4/2.5	2,578 (-3%)	1mo	$455,000	$176	61
767 Riverwalk Manor Dr	0.32mi	5/3.0 (+1)	2,860 (+7%)	12mo	$499,500	$175	56
378 Blackberry Run Trl	0.73mi	4/3.5	2,526 (-5%)	1mo	$449,000	$178	52
269 Shoal Creek Way Way	0.69mi	3/3.0 (-1)	2,648 (-1%)	10mo	$481,000	$182	51
516 Azalea Xing	0.49mi	4/4.0	2,403 (-10%)	15mo	$559,990	$233	42
526 Blackberry Run Trl	0.61mi	5/4.5 (+1)	2,472 (-7%)	17mo	$542,500	$219	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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -28.3%
• Equity multiple: 0.06×
• Total profit: $-112,941
• Equity at exit: $64,114

10-year hold

• IRR: -32.4%
• Equity multiple: -0.35×
• Total profit: $-163,081
• Equity at exit: $37,179

Cash invested: $120,400 (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 30132

• Home prices YoY: -33.1%
• Rents YoY: 1.8%
• Active inventory: 674
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,872 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$389 /mo · $4,670/yr
• Insurance: −$179
• HOA: −$73
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-627

Break-even live

Break-even rent $3,666

Max offer price $319,206

Occupancy floor —

Sensitivity live

Price	-10% $-384	-5% $-505	+0% $-627	+5% $-749	+10% $-871
Rent	-10% $-854	-5% $-741	+0% $-627	+5% $-514	+10% $-400
Rate	-1.0pp $-411	-0.5pp $-518	base $-627	+0.5pp $-739	+1.0pp $-852

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Browning Cir Acworth, GA	4.0	2.0	2325	$2,240	$0.96	0d	1	1.07mi
221 Remington Ln Acworth, GA	4.0	2.0	1750	$4,600	$2.63	45d	1	1.11mi
39 Floating Leaf Way Dallas, GA	5.0	4.0	3424	$3,071	$0.90	26d	1	1.35mi
11 Moonrise Xing Dallas, GA	5.0	3.0	2806	$2,936	$1.05	0d	1	1.36mi

HOA detail

• Monthly dues: $73 · $876/yr
• Likely covers: waterpool

Listing history 19 events

1. 2026-06-04
   status $430,000 Pending 19 DOM
2. 2026-06-03
   days on market $430,000 Active 19 DOM

   Show marketing remark (1544 chars)

   Welcome home to this beautifully appointed 4-bedroom, 2.5-bath residence located in the highly sought-after Seven Hills community. Perfectly positioned on a premium corner lot, this home offers exceptional curb appeal with a charming front porch ideal for quiet mornings or relaxing evenings. Step inside to discover a bright, open-concept floor plan designed for both everyday living and effortless entertaining. The spacious great room features a cozy fireplace and flows seamlessly into the stylish kitchen, complete with granite countertops, custom cabinetry, stainless steel appliances, and an oversized island with seating. Upstairs, the luxurious primary suite serves as a private retreat with a spa-inspired ensuite bath featuring dual vanities, a soaking tub, walk-in shower, and generous closet space. Three additional bedrooms provide flexibility for guests, a home office, playroom, or growing family needs. One of the home's standout features is the screened-in back porch w/fireplace. The perfect place to enjoy morning coffee, unwind after a long day, or entertain year-round while overlooking the fenced backyard. The corner lot offers extra outdoor space to enjoy. Residents of Seven Hills enjoy access to incredible resort-style amenities, including a clubhouse, sparkling pool, 13-acre waterpark with thrilling slide, tennis and pickleball courts, amphitheater, dog park, scenic walking trails, and expansive green spaces. Experience the perfect blend of comfort, community, and lifestyle. Love where you live!

3. 2026-06-02
   days on market $430,000 Active 18 DOM
4. 2026-06-01
   days on market $430,000 Active 17 DOM
5. 2026-05-31
   days on market $430,000 Active 16 DOM
6. 2026-05-15
   listed $450,000 New 1544-char remark

   Show marketing remark (1544 chars)

   Welcome home to this beautifully appointed 4-bedroom, 2.5-bath residence located in the highly sought-after Seven Hills community. Perfectly positioned on a premium corner lot, this home offers exceptional curb appeal with a charming front porch ideal for quiet mornings or relaxing evenings. Step inside to discover a bright, open-concept floor plan designed for both everyday living and effortless entertaining. The spacious great room features a cozy fireplace and flows seamlessly into the stylish kitchen, complete with granite countertops, custom cabinetry, stainless steel appliances, and an oversized island with seating. Upstairs, the luxurious primary suite serves as a private retreat with a spa-inspired ensuite bath featuring dual vanities, a soaking tub, walk-in shower, and generous closet space. Three additional bedrooms provide flexibility for guests, a home office, playroom, or growing family needs. One of the home's standout features is the screened-in back porch w/fireplace. The perfect place to enjoy morning coffee, unwind after a long day, or entertain year-round while overlooking the fenced backyard. The corner lot offers extra outdoor space to enjoy. Residents of Seven Hills enjoy access to incredible resort-style amenities, including a clubhouse, sparkling pool, 13-acre waterpark with thrilling slide, tennis and pickleball courts, amphitheater, dog park, scenic walking trails, and expansive green spaces. Experience the perfect blend of comfort, community, and lifestyle. Love where you live!

7. 2026-05-15
   listed $450,000 Active 1550-char remark

   Show marketing remark (1544 chars)

   Welcome home to this beautifully appointed 4-bedroom, 2.5-bath residence located in the highly sought-after Seven Hills community. Perfectly positioned on a premium corner lot, this home offers exceptional curb appeal with a charming front porch ideal for quiet mornings or relaxing evenings. Step inside to discover a bright, open-concept floor plan designed for both everyday living and effortless entertaining. The spacious great room features a cozy fireplace and flows seamlessly into the stylish kitchen, complete with granite countertops, custom cabinetry, stainless steel appliances, and an oversized island with seating. Upstairs, the luxurious primary suite serves as a private retreat with a spa-inspired ensuite bath featuring dual vanities, a soaking tub, walk-in shower, and generous closet space. Three additional bedrooms provide flexibility for guests, a home office, playroom, or growing family needs. One of the home's standout features is the screened-in back porch w/fireplace. The perfect place to enjoy morning coffee, unwind after a long day, or entertain year-round while overlooking the fenced backyard. The corner lot offers extra outdoor space to enjoy. Residents of Seven Hills enjoy access to incredible resort-style amenities, including a clubhouse, sparkling pool, 13-acre waterpark with thrilling slide, tennis and pickleball courts, amphitheater, dog park, scenic walking trails, and expansive green spaces. Experience the perfect blend of comfort, community, and lifestyle. Love where you live!

8. 2025-07-31
   historical
9. 2025-07-31
   historical
10. 2025-06-24
    price $450,000
11. 2025-06-24
    price $450,000
12. 2025-06-14
    price $455,000
13. 2025-06-14
    price $455,000
14. 2025-05-31
    price $465,000
15. 2025-05-31
    price $465,000
16. 2025-05-10
    price $470,000
17. 2025-05-10
    price $470,000
18. 2025-03-29
    listed $475,000 New
19. 2025-03-29
    listed $475,000 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: $4,670 · $389/mo
• Projected year-2 tax: $4,670 · $389/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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $34,468
• − Mortgage interest: −$24,087
• − Property taxes: −$4,670
• − Insurance: −$2,150
• − Repairs & maintenance: −$2,757
• − Management: −$2,757
• − HOA: −$876
• − Depreciation: −$12,509
• Taxable loss: −$15,339
• Est. tax savings @ 24.0%: +$3,681
• After-tax cash flow: $-3,845/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): 53,348
• Household income: $109,914
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 593.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -92.85%
• Current HPI: 187.6553
• Rent YoY: ▲ 1.84%
• 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

-8.4% since first listed

19 events — show timeline

• 2026-06-17 Sold (MLS) $435,000 GAMLS
• 2026-06-03 Pending — GAMLS
• 2026-06-03 Pending — FMLS
• 2026-05-20 Price Changed $430,000 GAMLS
• 2026-05-20 Price Changed $430,000 FMLS
• 2026-05-15 Listed $450,000 FMLS
• 2026-05-15 Listed $450,000 GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-06-24 Price Changed $450,000 GAMLS
• 2025-06-24 Price Changed $450,000 FMLS
• 2025-06-14 Price Changed $455,000 GAMLS
• 2025-06-14 Price Changed $455,000 FMLS
• 2025-05-31 Price Changed $465,000 GAMLS
• 2025-05-31 Price Changed $465,000 FMLS
• 2025-05-10 Price Changed $470,000 GAMLS
• 2025-05-10 Price Changed $470,000 FMLS
• 2025-03-29 Listed $475,000 GAMLS
• 2025-03-29 Listed $475,000 FMLS

Property tax history

+1.3%/yr

Latest (2025): $4,670 · -0.3% YoY. Source: county tax records.