200 Woodford Reserve Pass

Dallas, GA 30132

$430,000D-

4 bd · 2.5 ba · 2,669 sqft · Built 2021 · SingleFamily · Pending · 19 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,872/mo
• Mortgage (P&I): −$2,255
• Tax + insurance: −$568
• HOA: −$73
• Vac / Maint / Mgmt: −$603
• Net cashflow: $-627/mo
• Annual: $-7,526/yr
• Cap rate: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• 1% rule: 0.67%
• Cash to close: $120,400

Investor read

• This is a 4-bed/2.5-bath single-family listed at $430k.
• 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).
• It's been on market 19 days — a 2% lower offer ($424k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $287k (33.2% below list) — sets the bar for 1% rule.
• 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.
• 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 27d 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).
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.
• This rent runs 31% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.