The McGinnis Plan · Dallas, GA 30132

$325,990

4 bd · 2.5 ba · 2,372 sqft · SingleFamily · 293 Days on market

Excellent condition ↓ 4% since listing

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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 +5.6/30.0
• Condition / age +4.8/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• 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 $325,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $374,867.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $326k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-781 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (29.7% below list).
• Recommended offer: $229k (29.7% 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); 1085 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 293 days — a 12% lower offer ($287k) 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 $229,044 (29.7% 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 293 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.61% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.93%
• DSCR: 0.60
• GRM: 13.6

CMA / ARV

• ARV (median comp): $374,867
• List price: $325,990
• 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	0.13mi	4/2.5	2,372 (0%)	3mo	$394,900	$166	91
217 Oakmont Dr	0.13mi	4/2.5	2,372 (0%)	3mo	$354,000	$149	91
213 Oakmont Dr	0.13mi	4/2.5	2,372 (0%)	6mo	$364,995	$154	89
305 Oakmont Dr	0.09mi	5/3.0 (+1)	2,372 (0%)	2mo	$370,690	$156	87
207 Oakmont Dr	0.13mi	5/3.0 (+1)	2,372 (0%)	7mo	$379,650	$160	81
223 Oakmont Dr	0.09mi	3/2.5 (-1)	2,231 (-6%)	3mo	$368,060	$165	78
211 Oakmont Dr	0.13mi	3/2.5 (-1)	2,231 (-6%)	7mo	$379,205	$170	73
301 Oakmont Dr	0.09mi	4/2.5	2,053 (-13%)	2mo	$353,350	$172	72
209 Oakmont Dr	0.13mi	4/2.5	2,053 (-13%)	6mo	$340,955	$166	67
154 Jerry Allen Rdg	0.22mi	5/3.0 (+1)	2,576 (+9%)	4mo	$358,000	$139	65
214 E Skyline Vw	0.54mi	4/2.0	2,461 (+4%)	3mo	$325,000	$132	64
374 Lane Rd	0.66mi	3/2.0 (-1)	2,078 (-12%)	7mo	$440,000	$212	36

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: -33.4%
• Equity multiple: -0.08×
• Total profit: $-113,106
• Equity at exit: $55,894

10-year hold

• IRR: -48.5%
• Equity multiple: -0.65×
• Total profit: $-173,009
• Equity at exit: $32,412

Cash invested: $104,963 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 18 under contract
• Months of supply: 7.6 mo (13%/mo absorbed)
• Median asking: $331,995 ($148/sqft)
• Median days on market: 87 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +7.1% 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: 1085
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$1,966
• Tax est. 1.5%: −$469 /mo · $5,623/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-781

Break-even live

Break-even rent $3,279

Max offer price $261,831

Occupancy floor —

Sensitivity live

Price	-10% $-522	-5% $-652	+0% $-781	+5% $-911	+10% $-1,040
Rent	-10% $-962	-5% $-872	+0% $-781	+5% $-691	+10% $-600
Rate	-1.0pp $-592	-0.5pp $-686	base $-781	+0.5pp $-878	+1.0pp $-977

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: $93,717
• Closing costs: $11,246
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Finn Way Dallas, GA	3.0	2.5	2128	$2,000	$0.94	78d	1	0.22mi
12 Finn Way Dallas, GA	3.0	2.5	2465	$2,200	$0.89	96d	1	0.22mi
115 West Skyline Vw Dallas, GA	5.0	2.0	2622	$2,300	$0.88	10d	1	0.57mi
215 Overlook Dr Dallas, GA	3.0	2.0	1626	$1,860	$1.14	36d	1	0.58mi
216 Overlook Dr Dallas, GA	3.0	2.0	1576	$1,785	$1.13	31d	1	0.60mi
210 Overlook Ct Dallas, GA	5.0	2.5	2633	$2,335	$0.89	185d	1	0.61mi
102 Providence Dr Dallas, GA	4.0	3.5	1946	$1,900	$0.98	163d	1	0.63mi
223 Overlook Ct Dallas, GA	3.0	2.0	1626	$1,789	$1.10	10d	1	0.66mi
206 Providence Rd Dallas, GA	3.0	3.5	1632	$1,985	$1.22	96d	1	0.67mi
204 Providence Rd Dallas, GA	4.0	3.5	2877	$2,115	$0.74	27d	1	0.67mi
204 Providence Dr Dallas, GA	3.0	2.5	1732	$1,825	$1.05	114d	1	0.69mi
237 Overlook Dr Dallas, GA	3.0	2.5	2278	$1,795	$0.79	33d	1	0.72mi
104 Omega Ct Dallas, GA	3.0	2.5	1840	$2,147	$1.17	10d	1	0.74mi
154 West Skyline Vw Dallas, GA	3.0	2.0	1913	$1,899	$0.99	7d	1	0.80mi
213 N Fortune Way Dallas, GA	4.0	3.5	2279	$2,550	$1.12	184d	1	0.81mi
121 Omega Ct Dallas, GA	3.0	2.5	1581	$1,829	$1.16	165d	1	0.81mi
123 Omega Ct Dallas, GA	3.0	2.0	1830	$1,925	$1.05	3d	1	0.82mi
125 Omega Ct Dallas, GA	4.0	2.5	1921	$2,100	$1.09	56d	1	0.82mi
518 S Fortune Way Dallas, GA	5.0	3.5	3154	$2,900	$0.92	10d	1	0.87mi
550 S Fortune Way Dallas, GA	3.0	2.5	2094	$2,000	$0.96	3d	1	0.88mi
121 Arena Trl Dallas, GA	4.0	3.0	2424	$2,105	$0.87	76d	1	0.89mi
116 Arena Trl Dallas, GA	5.0	2.5	2139	$2,269	$1.06	24d	1	0.90mi
555 S Fortune Way Dallas, GA	3.0	2.5	1853	$1,000	$0.54	88d	1	0.92mi
302 S Fortune Way Dallas, GA	3.0	2.0	1850	$1,935	$1.05	45d	1	0.95mi
215 Horizon Way Dallas, GA	4.0	2.5	2133	$2,179	$1.02	0d	1	1.03mi
129 Fields Xing Dallas, GA	3.0	2.5	2156	$1,900	$0.88	128d	1	1.41mi
168 Fields Xing Dallas, GA	4.0	2.5	2014	$1,845	$0.92	3d	1	1.43mi

Listing history 50 events

1. 2026-11-08
   days on market $325,990 Active 293 DOM
2. 2026-11-07
   days on market $325,990 Active 292 DOM
3. 2026-11-06
   days on market $325,990 Active 291 DOM
4. 2026-11-05
   days on market $325,990 Active 290 DOM
5. 2026-11-04
   days on market $325,990 Active 289 DOM
6. 2026-11-02
   days on market $325,990 Active 287 DOM
7. 2026-11-01
   days on market $325,990 Active 286 DOM
8. 2026-10-31
   days on market $325,990 Active 285 DOM
9. 2026-10-30
   days on market $325,990 Active 284 DOM
10. 2026-10-29
    days on market $325,990 Active 283 DOM
11. 2026-10-28
    days on market $325,990 Active 282 DOM
12. 2026-10-27
    days on market $325,990 Active 281 DOM
13. 2026-10-26
    days on market $325,990 Active 280 DOM
14. 2026-10-26
    days on market $325,990 Active 279 DOM
15. 2026-10-24
    days on market $325,990 Active 278 DOM
16. 2026-10-23
    days on market $325,990 Active 277 DOM
17. 2026-10-22
    days on market $325,990 Active 276 DOM
18. 2026-10-21
    days on market $325,990 Active 275 DOM
19. 2026-10-20
    days on market $325,990 Active 274 DOM
20. 2026-10-19
    days on market $325,990 Active 273 DOM
21. 2026-10-18
    days on market $325,990 Active 272 DOM
22. 2026-10-17
    days on market $325,990 Active 271 DOM
23. 2026-10-16
    days on market $325,990 Active 270 DOM
24. 2026-10-15
    days on market $325,990 Active 269 DOM
25. 2026-10-14
    days on market $325,990 Active 268 DOM
26. 2026-10-13
    days on market $325,990 Active 267 DOM
27. 2026-10-12
    days on market $325,990 Active 266 DOM
28. 2026-10-11
    days on market $325,990 Active 265 DOM
29. 2026-10-10
    days on market $325,990 Active 264 DOM
30. 2026-10-09
    days on market $325,990 Active 263 DOM
31. 2026-10-08
    days on market $325,990 Active 262 DOM
32. 2026-10-07
    days on market $325,990 Active 261 DOM
33. 2026-10-06
    days on market $325,990 Active 260 DOM
34. 2026-10-05
    days on market $325,990 Active 259 DOM
35. 2026-10-04
    days on market $325,990 Active 258 DOM
36. 2026-10-04
    days on market $325,990 Active 257 DOM
37. 2026-10-02
    days on market $325,990 Active 256 DOM
38. 2026-10-01
    days on market $325,990 Active 255 DOM
39. 2026-09-29
    days on market $325,990 Active 253 DOM
40. 2026-09-28
    days on market $325,990 Active 252 DOM
41. 2026-09-27
    days on market $325,990 Active 251 DOM
42. 2026-09-26
    days on market $325,990 Active 250 DOM
43. 2026-09-25
    days on market $325,990 Active 249 DOM
44. 2026-09-24
    days on market $325,990 Active 248 DOM
45. 2026-09-23
    days on market $325,990 Active 247 DOM
46. 2026-09-22
    days on market $325,990 Active 246 DOM
47. 2026-09-21
    days on market $325,990 Active 245 DOM
48. 2026-09-20
    days on market $325,990 Active 244 DOM
49. 2026-09-19
    days on market $325,990 Active 243 DOM
50. 2026-09-18
    days on market $325,990 Active 242 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

Taxation est. · year 1

• Rental income: $27,485
• − Mortgage interest: −$20,998
• − Property taxes: −$5,623
• − Insurance: −$1,874
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$10,905
• Taxable loss: −$16,313
• Est. tax savings @ 24.0%: +$3,915
• After-tax cash flow: $-5,459/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. ↑

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

• Census place: Dallas, GA
• 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: 20.2% rent · 79.8% own
• Severe rent burden: 11% of renters

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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%

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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%
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 1%

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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

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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