The McGinnis Plan · Dallas, GA 30132

$324,900

4 bd · 2.5 ba · 2,372 sqft · SingleFamily · 150 Days on market

Excellent condition ↓ 4% since listing

---

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 +6.8/30.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

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

• WIDE ENTRY
• TRADITIONAL DINING ROOM
• KITCHEN AND FAMILY ROOM
• ACCESS TO THE YARD
• OWNER'S SUITE
• WALK-IN CLOSETS

🏗️ New construction. The $324,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $378,252.

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 $-589 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (21.1% below list).
• Recommended offer: $256k (21.1% 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-, schools D, amenities 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 (+1.8%/yr); 652 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 150 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 $256,271 (21.1% 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. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $378,252
• List price: $324,900
• Delta: -14.10%
• 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
213 Oakmont Dr	0.17mi	4/2.5	2,372 (0%)	2mo	$364,995	$154	91
207 Oakmont Dr	0.17mi	5/3.0 (+1)	2,372 (0%)	2mo	$379,650	$160	83
211 Oakmont Dr	0.17mi	3/2.5 (-1)	2,231 (-6%)	2mo	$379,205	$170	75
209 Oakmont Dr	0.17mi	4/2.5	2,053 (-13%)	1mo	$340,955	$166	69
209 Overlook Dr	0.60mi	3/2.5 (-1)	2,304 (-3%)	4mo	$323,000	$140	59
204 Overlook Dr	0.58mi	3/2.0 (-1)	2,160 (-9%)	7mo	$349,000	$162	45
108 E Skyline Vw	0.54mi	3/2.0 (-1)	2,511 (+6%)	17mo	$300,000	$119	44
205 E Skyline Vw	0.55mi	3/2.0 (-1)	2,180 (-8%)	13mo	$324,000	$149	43
203 Overlook Ct	0.63mi	5/2.5 (+1)	2,685 (+13%)	6mo	$360,000	$134	39
233 E Skyline Vw	0.63mi	3/2.5 (-1)	2,038 (-14%)	6mo	$335,000	$164	37
374 Lane Rd	0.75mi	3/2.0 (-1)	2,078 (-12%)	3mo	$440,000	$212	35
201 Providence Dr	0.70mi	3/2.5 (-1)	2,687 (+13%)	11mo	$307,000	$114	31

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: -29.1%
• Equity multiple: 0.04×
• Total profit: $-101,755
• Equity at exit: $56,399

10-year hold

• IRR: -34.8%
• Equity multiple: -0.40×
• Total profit: $-148,647
• Equity at exit: $32,704

Cash invested: $105,911 (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: 652
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,563 high
• Mortgage (P&I): −$1,984
• Tax est. 1.5%: −$473 /mo · $5,674/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-589

Break-even live

Break-even rent $3,309

Max offer price $292,954

Occupancy floor —

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: $94,563
• Closing costs: $11,348
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Providence Dr Dallas, GA	4.0	3.5	1946	$1,900	$0.98	22d	1	0.67mi
210 Overlook Ct Dallas, GA	5.0	2.5	2633	$2,335	$0.89	44d	1	0.68mi
213 N Fortune Way Dallas, GA	4.0	3.5	2279	$2,550	$1.12	43d	1	0.82mi
121 Omega Ct Dallas, GA	3.0	2.5	1581	$1,829	$1.16	24d	1	0.83mi
215 Horizon Way Dallas, GA	3.0–4.0	2.5	2082	$2,685	$1.29	1d	1	1.06mi

Listing history 16 events

1. 2026-06-18
   days on market $324,900 Active 150 DOM
2. 2026-06-17
   days on market $324,900 Active 149 DOM
3. 2026-06-16
   days on market $324,900 Active 148 DOM
4. 2026-06-15
   days on market $324,900 Active 147 DOM
5. 2026-06-13
   days on market $324,900 Active 145 DOM
6. 2026-06-13
   days on market $324,900 Active 144 DOM
7. 2026-06-09
   days on market $324,900 Active 141 DOM
8. 2026-06-08
   days on market $324,900 Active 140 DOM
9. 2026-06-07
   days on market $324,900 Active 139 DOM
10. 2026-06-04
    days on market $324,900 Active 136 DOM
11. 2026-06-03
    days on market $324,900 Active 135 DOM
12. 2026-06-02
    days on market $324,900 Active 134 DOM
13. 2026-06-01
    days on market $324,900 Active 133 DOM
14. 2026-05-31
    days on market $324,900 Active 132 DOM
15. 2026-03-26
    price $324,900 497-char remark

    Show marketing remark (497 chars)

    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.

16. 2026-01-19
    listed $339,900 Active 497-char remark

    Show marketing remark (497 chars)

    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.

ⓘ 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

Taxation est. · year 1

• Rental income: $30,753
• − Mortgage interest: −$21,188
• − Property taxes: −$5,674
• − Insurance: −$1,891
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − Depreciation: −$11,004
• Taxable loss: −$13,925
• Est. tax savings @ 24.0%: +$3,342
• After-tax cash flow: $-3,732/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

Excellent 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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.4% since first listed

2 events — show timeline

• 2026-03-26 Price Changed $324,900 Zillow
• 2026-01-19 Listed $339,900 Zillow