🏗️ New Construction
The McGinnis Plan · Dallas, GA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $963 – $1,789
Heat risk 5/10 · Moderate
- Hot days now (above 103°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 4/10 · Minor
- Chance of severe wind over 30 yrs
- 20.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 4 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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 +7.5/15.0
- Cash flow +6.2/30.0
- Condition / age +4.8/5.0
- Schools +3.3/10.0
- Livability +3.3/5.0
- Rent growth +3.0/5.0
- 1% rule +1.4/10.0
- DSCR +0.5/10.0
- Appreciation +0.0/10.0
$324,900
The McGinnis Plan · Dallas, GA 30132
4 bd · 2.5 ba · 2,372 sqft · SingleFamily
· 201 Days on market
↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
The McGinnis is a two-story plan with a welcoming wide entry leading to a traditional dining room perfect for entertaining. The kitchen and family room live to the rear of the home, with convenient access to the yard. Upstairs, you'll find the spacious owner's suite and three secondary bedrooms, each with walk-in closets. A large secondary bathroom and ample laundry room are located off the open loft. For flexible living, a study or fifth bedroom and full bath are optional on the first floor.
Key facts
- Access to the yard
- Walk-in closets
- Wide entry
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $324,900 list price is a builder
figure, so every metric below is computed on the value from
comparable previous sales — $373,632.
What this means for you Summary
Snapshot
- This is a 4-bed/2.5-bath single-family listed at $325k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-683 ($-8k/yr) — negative.
- To cash-flow at today's rent, offer at most $275k (15.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (26.0% below list).
- Recommended offer: $240k (26.0% 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: Lillian C. Poole Elementary School (math 47% / reading 37%, grade F, #380 of 1,228 statewide, top 33%, 470 students, 56% FRL); Herschel Jones Middle School (math 24% / reading 33%, grade F, #260 of 470 statewide, top 56%, 807 students, 61% FRL); Paulding County High School (math 19% / reading 37%, grade F, #155 of 424 statewide, top 37%, 2,005 students, 48% FRL) — zoned schools average 55% FRL vs 33% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+1.8%/yr); 841 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $3k of loan paydown is wiped out by about $11k 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 201 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
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
$240,401
(26.0% below list)
Questions for the 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?
- It's been on market 201 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- 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.
Investment metrics
- 1% rule
- 0.64% ✗
- Cap rate
- 4.10%
- Cash-on-cash
- -7.83%
- DSCR
- 0.65
- GRM
- 13.0
CMA / ARV
- ARV (median comp)
- $373,632
- List price
- $324,900
- Delta
- -13.04%
- 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 Oakmont Dr | 0.17mi | 4/2.5 | 2,372 (0%) | 0mo | $394,900 | $166 | 92 |
| 217 Oakmont Dr | 0.17mi | 4/2.5 | 2,372 (0%) | 0mo | $354,000 | $149 | 92 |
| 213 Oakmont Dr | 0.17mi | 4/2.5 | 2,372 (0%) | 3mo | $364,995 | $154 | 89 |
| 207 Oakmont Dr | 0.17mi | 5/3.0 (+1) | 2,372 (0%) | 4mo | $379,650 | $160 | 82 |
| 223 Oakmont Dr | 0.14mi | 3/2.5 (-1) | 2,231 (-6%) | 0mo | $368,060 | $165 | 78 |
| 211 Oakmont Dr | 0.17mi | 3/2.5 (-1) | 2,231 (-6%) | 4mo | $379,205 | $170 | 74 |
| 154 Jerry Allen Rdg | 0.15mi | 5/3.0 (+1) | 2,576 (+9%) | 1mo | $358,000 | $139 | 71 |
| 209 Oakmont Dr | 0.17mi | 4/2.5 | 2,053 (-13%) | 3mo | $340,955 | $166 | 67 |
| 214 E Skyline Vw | 0.60mi | 4/2.0 | 2,461 (+4%) | 0mo | $325,000 | $132 | 63 |
| 209 Overlook Dr | 0.60mi | 3/2.5 (-1) | 2,304 (-3%) | 6mo | $323,000 | $140 | 58 |
| 203 Overlook Ct | 0.63mi | 5/2.5 (+1) | 2,685 (+13%) | 7mo | $360,000 | $134 | 38 |
| 374 Lane Rd | 0.75mi | 3/2.0 (-1) | 2,078 (-12%) | 4mo | $440,000 | $212 | 34 |
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
- -31.3%
- Equity multiple
- -0.02×
- Total profit
- $-106,778
- Equity at exit
- $55,710
10-year hold
- IRR
- -41.3%
- Equity multiple
- -0.53×
- Total profit
- $-159,960
- Equity at exit
- $32,305
Cash invested: $104,617 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 12 active · 11 under contract
- Months of supply
- 4.5 mo (22%/mo absorbed)
- Median asking
- $336,400 ($149/sqft)
- Median days on market
- 109 d
- This list price
- 33% of active listings are priced below it
- ARV vs active asking
- +5.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 30132
- Home prices YoY
- -33.1%
- Rents YoY
- 1.8%
- Active inventory
- 841
- Price-to-rent
- 11.3×
Monthly cashflow live
↻
- Estimated rent
- $2,404 high interval (Pro) →
- Mortgage (P&I)
- −$1,959
- Tax est. 1.5%
- −$467 /mo · $5,604/yr
- Insurance
- −$156
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$505
- Net cashflow
- $-683
Break-even live
Break-even rent
$3,268
Max offer price
$274,813
Occupancy floor
—
Sensitivity live
| Price | -10% $-425 | -5% $-554 | +0% $-683 | +5% $-812 | +10% $-941 |
|---|---|---|---|---|---|
| Rent | -10% $-873 | -5% $-778 | +0% $-683 | +5% $-588 | +10% $-493 |
| Rate | -1.0pp $-495 | -0.5pp $-588 | base $-683 | +0.5pp $-780 | +1.0pp $-878 |
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
- $93,408
- Closing costs
- $11,209
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 13 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 12 Finn Way Dallas, GA | 3.0 | 2.5 | 2465 | $2,200 | $0.89 | 4d | 1 | 0.14mi |
| 102 Providence Dr Dallas, GA | 4.0 | 3.5 | 1946 | $1,900 | $0.98 | 71d | 1 | 0.67mi |
| 210 Overlook Ct Dallas, GA | 5.0 | 2.5 | 2633 | $2,335 | $0.89 | 93d | 1 | 0.68mi |
| 206 Providence Rd Dallas, GA | 3.0 | 3.5 | 1632 | $1,985 | $1.22 | 4d | 1 | 0.71mi |
| 204 Providence Dr Dallas, GA | 3.0 | 2.5 | 1732 | $1,825 | $1.05 | 23d | 1 | 0.73mi |
| 213 N Fortune Way Dallas, GA | 4.0 | 3.5 | 2279 | $2,550 | $1.12 | 93d | 1 | 0.82mi |
| 121 Omega Ct Dallas, GA | 3.0 | 2.5 | 1581 | $1,829 | $1.16 | 73d | 1 | 0.83mi |
| 121 Arena Trl Dallas, GA | 4.0 | 3.0 | 2424 | $2,240 | $0.92 | 12d | 1 | 0.93mi |
| 116 Arena Trl Dallas, GA | 5.0 | 2.5 | 2139 | $2,479 | $1.16 | 2d | 1 | 0.94mi |
| 302 S Fortune Way Dallas, GA | 3.0 | 2.0 | 1850 | $2,245 | $1.21 | 16d | 1 | 0.98mi |
| 215 Horizon Way Dallas, GA | 4.0 | 2.5 | 2133 | $2,538 | $1.19 | 1d | 1 | 1.06mi |
| 129 Fields Xing Dallas, GA | 3.0 | 2.5 | 2156 | $1,900 | $0.88 | 37d | 1 | 1.33mi |
| 168 Fields Xing Dallas, GA | 3.0 | 2.5 | 2014 | $2,225 | $1.10 | 1d | 1 | 1.35mi |
Listing history 50 events
-
2026-08-08days on market $324,900 Active 201 DOM
-
2026-08-06days on market $324,900 Active 199 DOM
-
2026-08-05days on market $324,900 Active 198 DOM
-
2026-08-04days on market $324,900 Active 197 DOM
-
2026-08-03days on market $324,900 Active 196 DOM
-
2026-07-31days on market $324,900 Active 193 DOM
-
2026-07-30days on market $324,900 Active 191 DOM
-
2026-07-28days on market $324,900 Active 190 DOM
-
2026-07-26days on market $324,900 Active 188 DOM
-
2026-07-24days on market $324,900 Active 186 DOM
-
2026-07-23days on market $324,900 Active 185 DOM
-
2026-07-22days on market $324,900 Active 184 DOM
-
2026-07-21days on market $324,900 Active 183 DOM
-
2026-07-20days on market $324,900 Active 182 DOM
-
2026-07-18days on market $324,900 Active 180 DOM
-
2026-07-18days on market $324,900 Active 179 DOM
-
2026-07-16days on market $324,900 Active 178 DOM
-
2026-07-15days on market $324,900 Active 177 DOM
-
2026-07-14days on market $324,900 Active 176 DOM
-
2026-07-13days on market $324,900 Active 175 DOM
-
2026-07-13days on market $324,900 Active 174 DOM
-
2026-07-11days on market $324,900 Active 173 DOM
-
2026-07-10days on market $324,900 Active 172 DOM
-
2026-07-09days on market $324,900 Active 171 DOM
-
2026-07-07days on market $324,900 Active 169 DOM
-
2026-07-06days on market $324,900 Active 168 DOM
-
2026-07-06days on market $324,900 Active 167 DOM
-
2026-07-05days on market $324,900 Active 166 DOM
-
2026-07-03days on market $324,900 Active 165 DOM
-
2026-07-02days on market $324,900 Active 164 DOM
-
2026-07-01days on market $324,900 Active 163 DOM
-
2026-06-30days on market $324,900 Active 162 DOM
-
2026-06-29days on market $324,900 Active 161 DOM
-
2026-06-28days on market $324,900 Active 160 DOM
-
2026-06-27days on market $324,900 Active 159 DOM
-
2026-06-26days on market $324,900 Active 158 DOM
-
2026-06-24days on market $324,900 Active 156 DOM
-
2026-06-22days on market $324,900 Active 154 DOM
-
2026-06-21days on market $324,900 Active 153 DOM
-
2026-06-18days on market $324,900 Active 150 DOM
-
2026-06-17days on market $324,900 Active 149 DOM
-
2026-06-16days on market $324,900 Active 148 DOM
-
2026-06-15days on market $324,900 Active 147 DOM
-
2026-06-13days on market $324,900 Active 145 DOM
-
2026-06-13days on market $324,900 Active 144 DOM
-
2026-06-09days on market $324,900 Active 141 DOM
-
2026-06-08days on market $324,900 Active 140 DOM
-
2026-06-07days on market $324,900 Active 139 DOM
-
2026-06-04days on market $324,900 Active 136 DOM
-
2026-06-03days on market $324,900 Active 135 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
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 ≥103°F today · 18 d/yr by 30 yrs out
- Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $28,848
- − Mortgage interest
- −$20,929
- − Property taxes
- −$5,604
- − Insurance
- −$1,868
- − Repairs & maintenance
- −$2,308
- − Management
- −$2,308
- − Depreciation
- −$10,869
- Taxable loss
- −$15,039
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,609
- After-tax cash flow
- $-4,586/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.
Condition & rehab AI · 12 photos
95/100
None rehab
This two-story home is in excellent condition with no visible repairs or maintenance needed. It offers a modern kitchen, two full bathrooms, and a well-maintained exterior. The home is move-in ready and has the potential for further value increases through minor updates.
Value-add opportunities
- Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
- Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
- Resale Bathroom fixtures — Upgraded fixtures can increase the home's value and appeal to buyers. ↑
- Both Flooring replacement — Replacing worn-out flooring can improve the home's overall appearance and functionality. ↑
- Both HVAC system upgrade — A new HVAC system can improve comfort and energy efficiency, enhancing both resale and rental value. ↑
- Both Landscaping and curb appeal — A well-maintained and aesthetically pleasing exterior can significantly increase the home's value and appeal to potential buyers and renters. ↑
F
Composite school gradezoned avg 33/100
Zoned Schools
Elementary
Lillian C. Poole Elementary School
F
GA #380/1,228
Nat'l #17,861/41,679
Middle
Herschel Jones Middle School
F
GA #260/470
Nat'l #9,410/14,009
High
Paulding County High School
F
GA #155/424
Nat'l #11,740/17,239
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
C
Composite livability gradescore 66/100
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 · 175,714 people
- City population
- 106,793
- Metro
- Atlanta-Sandy Springs-Alpharetta, GA
- Population (ZIP)
- 53,348
- Household income
- $109,914
- Rent vs Own
- Severe rent burden
- 11% of renters
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
-4.4% since first listed2 events — show timeline
- 2026-03-26 Price Changed $324,900 Zillow
- 2026-01-19 Listed $339,900 Zillow
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…