225 Fieldcrest Dr · Dallas, GA 30132

$325,000

4 bd · 2.5 ba · 2,026 sqft · SingleFamily public records · 277 Days on market

Built 2019 7,840 sqft lot $160/sqft · 11% below area Est $364k · 11% under

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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 +12.3/15.0
• Cash flow +9.7/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 225 Fieldcrest Dr, a charming residence in Dallas, GA. This delightful home features spacious living areas, a well-appointed kitchen, and a serene fenced backyard appropriate for relaxation. Enjoy the convenience of nearby shopping, dining, and parks in this welcoming community. Don't miss the opportunity to explore this lovely property! 1 owner, very well maintained. Great school district!

Key facts

• Nearby parks
• Nearby dining
• Fenced backyard

Tags

• FENCED BACKYARD
• WELL-APPOINTED KITCHEN
• NEARBY SHOPPING
• NEARBY DINING
• NEARBY PARKS
• GREAT SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (25.6% below list).
• Recommended offer: $242k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.2% in Dallas — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 674 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2k of loan paydown is wiped out by about $10k 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 277 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $50k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,940 (25.6% 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 277 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 11.2

CMA / ARV

• ARV (median comp): $364,149
• List price: $325,000
• Delta: -10.75%
• 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
161 Fieldcrest Dr	0.07mi	4/2.5	2,005 (-1%)	9mo	$317,000	$158	88
311 Fieldcrest Dr	0.08mi	4/2.5	2,183 (+8%)	6mo	$350,000	$160	78
377 Fieldcrest Dr	0.08mi	4/2.5	2,164 (+7%)	12mo	$375,000	$173	75
228 Fieldcrest Dr	0.02mi	4/2.5	2,296 (+13%)	6mo	$310,000	$135	72
90 Deer Run Dr	0.42mi	4/2.5	2,211 (+9%)	3mo	$370,000	$167	62
122 Harborside Dr	0.67mi	3/2.5 (-1)	2,096 (+4%)	0mo	$355,000	$169	58
2620 Gulledge Rd	0.33mi	3/2.0 (-1)	1,824 (-10%)	6mo	$455,000	$249	56
116 Creekview Way	0.37mi	3/2.5 (-1)	2,176 (+7%)	18mo	$344,999	$159	51
275 Creekview Way	0.53mi	4/2.5	2,232 (+10%)	15mo	$357,000	$160	46
55 Wesleyan Way	0.56mi	4/2.5	2,232 (+10%)	15mo	$347,000	$155	44
370 Majestic Oak Cir	0.66mi	3/2.0 (-1)	1,891 (-7%)	10mo	$379,400	$201	43
91 Colony Dr	0.72mi	4/2.0	1,888 (-7%)	19mo	$363,500	$193	37

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: -22.3%
• Equity multiple: 0.24×
• Total profit: $-69,298
• Equity at exit: $48,459

10-year hold

• IRR: -19.4%
• Equity multiple: 0.02×
• Total profit: $-89,459
• Equity at exit: $28,100

Cash invested: $91,000 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,419 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$288 /mo · $3,460/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-217

Break-even live

Break-even rent $2,694

Max offer price $286,705

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-125	+0% $-217	+5% $-309	+10% $-401
Rent	-10% $-408	-5% $-312	+0% $-217	+5% $-121	+10% $-26
Rate	-1.0pp $-53	-0.5pp $-134	base $-217	+0.5pp $-301	+1.0pp $-387

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Fieldcrest Dr Dallas, GA	4.0	2.5	2296	$2,169	$0.94	6d	1	0.02mi
398 Fieldcrest Dr Dallas, GA	4.0	2.5	2038	$2,175	$1.07	44d	1	0.03mi
412 Fieldcrest Dr Dallas, GA	4.0	2.5	2109	$2,210	$1.05	3d	1	0.04mi
466 Fieldcrest Dr Dallas, GA	4.0	2.5	2002	$2,225	$1.11	3d	1	0.11mi
46 Ivey Cottage Loop Dallas, GA	3.0	3.0	1906	$1,829	$0.96	44d	1	0.28mi
31 Wesleyan Way Dallas, GA	4.0	2.5	2652	$2,091	$0.79	13d	1	0.53mi
80 Proust Cir Dallas, GA	4.0	2.5	2544	$2,700	$1.06	11d	1	0.72mi
90 Proust Cir Dallas, GA	3.0	2.5	1858	$2,400	$1.29	44d	1	0.73mi
62 Colony Dr Dallas, GA	3.0	2.5	1982	$2,295	$1.16	25d	1	0.77mi
306 Thompson Ridge Ln Dallas, GA	5.0	3.0	2511	$2,795	$1.11	19d	1	0.82mi
136 Camellia Way Dallas, GA	4.0	2.5	2288	$2,150	$0.94	45d	1	0.86mi
253 Lantana Xing Dallas, GA	4.0	2.0	2045	$1,950	$0.95	3d	1	0.93mi
313 Randy Way Dallas, GA	3.0	2.5	1694	$1,870	$1.10	16d	1	0.95mi
435 Thompson Dr Dallas, GA	5.0	3.0	2511	$2,795	$1.11	25d	1	1.00mi
280 Brookview Dr Dallas, GA	3.0	2.0	1757	$1,975	$1.12	25d	1	1.10mi
38 Possum Creek Ln Dallas, GA	4.0	2.5	2361	$2,199	$0.93	3d	1	1.15mi
166 Birchfield Way Dallas, GA	4.0	3.0	2962	$2,195	$0.74	3d	1	1.16mi
99 Yonah Way Dallas, GA	4.0	2.5	2388	$2,199	$0.92	23d	1	1.22mi
96 Summit Pointe Ln Dallas, GA	4.0	2.5	2062	$2,319	$1.12	25d	1	1.23mi
10 Silvercharm Way Dallas, GA	3.0–4.0	2.5	2082	$3,158	$1.52	4d	12	1.27mi

Listing history 23 events

1. 2026-06-21
   days on market $325,000 Active 277 DOM
2. 2026-06-18
   days on market $325,000 Active 274 DOM
3. 2026-06-17
   days on market $325,000 Active 273 DOM
4. 2026-06-16
   days on market $325,000 Active 272 DOM
5. 2026-06-15
   days on market $325,000 Active 271 DOM
6. 2026-06-13
   days on market $325,000 Active 269 DOM
7. 2026-06-13
   days on market $325,000 Active 268 DOM
8. 2026-06-09
   days on market $325,000 Active 265 DOM
9. 2026-06-08
   days on market $325,000 Active 264 DOM
10. 2026-06-07
    days on market $325,000 Active 263 DOM
11. 2026-06-04
    days on market $325,000 Active 260 DOM
12. 2026-06-03
    days on market $325,000 Active 259 DOM
13. 2026-06-02
    days on market $325,000 Active 258 DOM
14. 2026-06-01
    days on market $325,000 Active 257 DOM
15. 2026-05-31
    days on market $325,000 Active 256 DOM
16. 2026-04-10
    soldstatus $325,000
17. 2026-02-13
    price $325,000 408-char remark

    Show marketing remark (408 chars)

    Welcome to 225 Fieldcrest Dr, a charming residence in Dallas, GA. This delightful home features spacious living areas, a well-appointed kitchen, and a serene fenced backyard appropriate for relaxation. Enjoy the convenience of nearby shopping, dining, and parks in this welcoming community. Don't miss the opportunity to explore this lovely property! 1 owner, very well maintained. Great school district!

18. 2025-09-23
    price $355,000 408-char remark

    Show marketing remark (408 chars)

    Welcome to 225 Fieldcrest Dr, a charming residence in Dallas, GA. This delightful home features spacious living areas, a well-appointed kitchen, and a serene fenced backyard appropriate for relaxation. Enjoy the convenience of nearby shopping, dining, and parks in this welcoming community. Don't miss the opportunity to explore this lovely property! 1 owner, very well maintained. Great school district!

19. 2025-09-17
    listed $375,000 New 408-char remark

    Show marketing remark (408 chars)

    Welcome to 225 Fieldcrest Dr, a charming residence in Dallas, GA. This delightful home features spacious living areas, a well-appointed kitchen, and a serene fenced backyard appropriate for relaxation. Enjoy the convenience of nearby shopping, dining, and parks in this welcoming community. Don't miss the opportunity to explore this lovely property! 1 owner, very well maintained. Great school district!

20. 2019-01-23
    soldstatus $195,000
21. 2019-01-18
    soldstatus $195,000 Sold 425-char remark

    Show marketing remark (425 chars)

    NEW CONSTRUCTION Ready for December 2018. Welcome to this Four Bedrooms/2.5 Baths Fieldcrest Home. (Plan 522-2) Foyer Entrance. Powder room. Kitchen with pantry and granite counter tops. Dining. Family Room with Fireplace. Master Bedroom with Nice walk in closet. Master Bath has separate Tub/shower. Bedrooms 2-3-4 and full bath also upstairs. Laundry Room. Seller contributions of $3,000 if preferred lender used by buyer.

22. 2018-12-26
    status Pending 425-char remark

    Show marketing remark (425 chars)

    NEW CONSTRUCTION Ready for December 2018. Welcome to this Four Bedrooms/2.5 Baths Fieldcrest Home. (Plan 522-2) Foyer Entrance. Powder room. Kitchen with pantry and granite counter tops. Dining. Family Room with Fireplace. Master Bedroom with Nice walk in closet. Master Bath has separate Tub/shower. Bedrooms 2-3-4 and full bath also upstairs. Laundry Room. Seller contributions of $3,000 if preferred lender used by buyer.

23. 2018-09-18
    listed $199,900 Active 425-char remark

    Show marketing remark (425 chars)

    NEW CONSTRUCTION Ready for December 2018. Welcome to this Four Bedrooms/2.5 Baths Fieldcrest Home. (Plan 522-2) Foyer Entrance. Powder room. Kitchen with pantry and granite counter tops. Dining. Family Room with Fireplace. Master Bedroom with Nice walk in closet. Master Bath has separate Tub/shower. Bedrooms 2-3-4 and full bath also upstairs. Laundry Room. Seller contributions of $3,000 if preferred lender used by buyer.

ⓘ 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: $3,460 · $288/mo
• Projected year-2 tax: $3,460 · $288/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $29,033
• − Mortgage interest: −$18,205
• − Property taxes: −$3,460
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − Depreciation: −$9,455
• Taxable loss: −$8,357
• Est. tax savings @ 24.0%: +$2,006
• After-tax cash flow: $-596/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

+62.6% since first listed

8 events — show timeline

• 2026-04-10 Sold (Public Records) $325,000 Public Records
• 2026-02-13 Price Changed $325,000 GAMLS
• 2025-09-23 Price Changed $355,000 GAMLS
• 2025-09-17 Listed $375,000 GAMLS
• 2019-01-23 Sold (Public Records) $195,000 Public Records
• 2019-01-18 Sold (MLS) $195,000 FMLS
• 2018-12-26 Pending — FMLS
• 2018-09-18 Listed $199,900 FMLS

Property tax history

+16.0%/yr

Latest (2025): $3,460 · +1.9% YoY. Source: county tax records.