Salem Plan · Dallas, GA 30132

$394,990

4 bd · 2.5 ba · 2,618 sqft · SingleFamily · 150 Days on market

Good condition

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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 +6.4/30.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sheffield Highlands in Dallas, GA showcases one of D. R. Horton's signature floorplans-the Salem. This 4-bedroom, 2.5-bath home is where refined design meets everyday comfort, and where the luxury of space becomes the foundation for your next great chapter. The expansive main level sets the tone from the moment you step inside, beginning with a bright formal dining room. The heart of the home is where everyday living becomes extraordinary. An open-concept layout brings together a spacious family room and a chef-inspired kitchen designed to elevate daily routines. With abundant cabinetry, thoughtful design details, and seamless flow, it's a space where weeknight dinners and weekend gatherings feel equally at home. Upstairs is where the Salem truly shines. Built for the way people live today, each secondary bedroom offers impressive size and flexibility. A lofted retreat adds even more versatility-perfect for movie nights, a fitness corner, or a cozy reading nook. A convenient second-floor laundry room brings ease and efficiency to everyday living. Located in sought-after Paulding County, Sheffield Highlands offers more than just a beautiful home-it delivers an elevated lifestyle. Photos are representative in nature and do not depict actual home listed. Features may differ.

Key facts

• Lofted retreat
• Abundant cabinetry
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• CHEF-INSPIRED KITCHEN
• ABUNDANT CABINETRY
• LOFTED RETREAT
• SECOND-FLOOR LAUNDRY ROOM

🏗️ New construction. The $394,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $400,579.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $395k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-691 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (33.4% below list).
• Recommended offer: $263k (33.4% 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: Northside Elementary School (math 30% / reading 28%, grade F, #663 of 1,228 statewide, top 54%, 644 students, 50% FRL); Lena Mae Moses Middle School (math 38% / reading 53%, grade D+, #97 of 470 statewide, top 22%, 907 students, 42% FRL); North Paulding High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 2,986 students, 21% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 841 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $12k 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 ($348k) is reasonable based on typical stale-listing flexibility.

Recommended offer $262,957 (33.4% 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 33% 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: 0.66% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.39%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $400,579
• List price: $394,990
• Delta: -1.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Beautyberry Ln	0.07mi	5/3.0 (+1)	2,511 (-4%)	5mo	$459,990	$183	79
55 Cyrilla Walk	0.13mi	5/3.0 (+1)	2,511 (-4%)	2mo	$402,990	$160	78
115 Cyrilla Walk	0.10mi	5/3.0 (+1)	2,511 (-4%)	6mo	$404,990	$161	77
91 Cyrilla Walk	0.11mi	5/3.0 (+1)	2,511 (-4%)	6mo	$406,990	$162	76
108 Beautyberry Ln	0.02mi	4/3.5	2,890 (+10%)	6mo	$481,850	$167	73
92 Cyrilla Walk	0.08mi	5/3.0 (+1)	2,382 (-9%)	2mo	$400,490	$168	72
67 Cyrilla Walk	0.12mi	5/3.0 (+1)	2,382 (-9%)	2mo	$390,000	$164	71
116 Cyrilla Walk	0.09mi	5/3.0 (+1)	2,382 (-9%)	4mo	$397,990	$167	70
139 Cyrilla Walk	0.09mi	5/3.0 (+1)	2,382 (-9%)	4mo	$399,990	$168	70
83 Beautyberry Ln	0.10mi	5/3.0 (+1)	2,381 (-9%)	5mo	$397,850	$167	69
144 Aberdeen Way	0.73mi	4/2.5	2,448 (-6%)	1mo	$305,000	$125	54
32 Kelso Way	0.60mi	4/3.5	2,435 (-7%)	4mo	$281,600	$116	53

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: -30.5%
• Equity multiple: 0.00×
• Total profit: $-111,913
• Equity at exit: $59,728

10-year hold

• IRR: -38.7%
• Equity multiple: -0.48×
• Total profit: $-166,119
• Equity at exit: $34,635

Cash invested: $112,162 (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 →

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

Active competition Active MLS

• For sale now: 7 active · 11 under contract
• Months of supply: 2.6 mo (38%/mo absorbed)
• Median asking: $391,990 ($161/sqft)
• Median days on market: 345 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: -5.1% 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: 841
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,630 medium
• Mortgage (P&I): −$2,101
• Tax est. 1.5%: −$501 /mo · $6,009/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-691

Break-even live

Break-even rent $3,504

Max offer price $300,597

Occupancy floor —

Sensitivity live

Price	-10% $-414	-5% $-553	+0% $-691	+5% $-829	+10% $-968
Rent	-10% $-899	-5% $-795	+0% $-691	+5% $-587	+10% $-483
Rate	-1.0pp $-489	-0.5pp $-589	base $-691	+0.5pp $-795	+1.0pp $-900

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: $100,145
• Closing costs: $12,017
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Caledonian Cir Dallas, GA	3.0	2.0	1852	$1,986	$1.07	52d	1	0.71mi
215 Scotland Dr Dallas, GA	4.0	2.5	1813	$1,999	$1.10	54d	1	0.81mi

Listing history 50 events

1. 2026-08-08
   days on market $394,990 Active 150 DOM
2. 2026-08-06
   days on market $394,990 Active 148 DOM
3. 2026-08-05
   days on market $394,990 Active 147 DOM
4. 2026-08-04
   days on market $394,990 Active 146 DOM
5. 2026-08-03
   days on market $394,990 Active 145 DOM
6. 2026-07-31
   days on market $394,990 Active 142 DOM
7. 2026-07-30
   days on market $394,990 Active 140 DOM
8. 2026-07-28
   days on market $394,990 Active 139 DOM
9. 2026-07-26
   days on market $394,990 Active 137 DOM
10. 2026-07-24
    days on market $394,990 Active 135 DOM
11. 2026-07-23
    days on market $394,990 Active 134 DOM
12. 2026-07-22
    days on market $394,990 Active 133 DOM
13. 2026-07-21
    days on market $394,990 Active 132 DOM
14. 2026-07-20
    days on market $394,990 Active 131 DOM
15. 2026-07-18
    days on market $394,990 Active 129 DOM
16. 2026-07-18
    days on market $394,990 Active 128 DOM
17. 2026-07-16
    days on market $394,990 Active 127 DOM
18. 2026-07-15
    days on market $394,990 Active 126 DOM
19. 2026-07-14
    days on market $394,990 Active 125 DOM
20. 2026-07-13
    days on market $394,990 Active 124 DOM
21. 2026-07-13
    days on market $394,990 Active 123 DOM
22. 2026-07-11
    days on market $394,990 Active 122 DOM
23. 2026-07-10
    days on market $394,990 Active 121 DOM
24. 2026-07-09
    days on market $394,990 Active 120 DOM
25. 2026-07-07
    days on market $394,990 Active 118 DOM
26. 2026-07-06
    days on market $394,990 Active 117 DOM
27. 2026-07-06
    days on market $394,990 Active 116 DOM
28. 2026-07-05
    days on market $394,990 Active 115 DOM
29. 2026-07-03
    days on market $394,990 Active 114 DOM
30. 2026-07-02
    days on market $394,990 Active 113 DOM
31. 2026-07-01
    days on market $394,990 Active 112 DOM
32. 2026-06-30
    days on market $394,990 Active 111 DOM
33. 2026-06-29
    days on market $394,990 Active 110 DOM
34. 2026-06-28
    days on market $394,990 Active 109 DOM
35. 2026-06-27
    days on market $394,990 Active 108 DOM
36. 2026-06-26
    days on market $394,990 Active 107 DOM
37. 2026-06-24
    days on market $394,990 Active 105 DOM
38. 2026-06-22
    days on market $394,990 Active 103 DOM
39. 2026-06-21
    days on market $394,990 Active 102 DOM
40. 2026-06-18
    days on market $394,990 Active 99 DOM
41. 2026-06-17
    days on market $394,990 Active 98 DOM
42. 2026-06-16
    days on market $394,990 Active 97 DOM
43. 2026-06-15
    days on market $394,990 Active 96 DOM
44. 2026-06-13
    days on market $394,990 Active 94 DOM
45. 2026-06-13
    days on market $394,990 Active 93 DOM
46. 2026-06-09
    days on market $394,990 Active 90 DOM
47. 2026-06-08
    days on market $394,990 Active 89 DOM
48. 2026-06-07
    days on market $394,990 Active 88 DOM
49. 2026-06-04
    days on market $394,990 Active 85 DOM
50. 2026-06-03
    days on market $394,990 Active 84 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,555
• − Mortgage interest: −$22,439
• − Property taxes: −$6,009
• − Insurance: −$2,003
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − Depreciation: −$11,653
• Taxable loss: −$15,597
• Est. tax savings @ 24.0%: +$3,743
• After-tax cash flow: $-4,548/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

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready and has a good curb appeal. The highest-ROI updates would be painting the interior walls, landscaping improvements, and adding smart home features.

Value-add opportunities

• Resale Painting interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and increase rental value. ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Northside Elementary School F GA #663/1,228 Nat'l #27,846/41,679 Middle Lena Mae Moses Middle School D+ GA #97/470 Nat'l #4,522/14,009 High North Paulding High School F GA #184/424 Nat'l #12,478/17,239

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: 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%
• 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%

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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

1 event — show timeline

• 2026-03-11 Listed $404,990 Zillow