8176 Ridge Rd · Hiram, GA 30141

$255,000

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 34 Days on market

Built 1984 1.16 ac lot Est $313k · 19% under ↓ 57% since listing

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Why this score? — see what drove the C 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).

• Cash flow +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A rare opportunity with endless potential, perfect for investors and cash buyers looking to build the future - this hidden gem offers the perfect blend of privacy, convenience, and future investment value. Tucked away in a peaceful, secluded setting, yet just minutes from shopping, dining, gyms, and everyday essentials, this property truly gives you the best of both worlds. Ideal for investors, developers, or anyone looking to secure a prime piece of rapidly growing area real estate. With potential commercial opportunities (pending rezoning), the possibilities are wide open. Conveniently located with quick access to Atlanta, Douglasville, and Acworth, making commuting and future growth prospects even more attractive. Whether you're looking to build, invest, or develop, this is a property you don't want to miss. Opportunities like this are rare - schedule your showing today before it's gone!

Key facts

• 1.16 acre lot
• 9 parking spots
• Built 1984

Property features AI

Exterior

• Parking: Driveway with space for 9 vehicles; Open parking
• Utilities: Public water; Septic tank; Cable available; Electricity available
• Home design: One-level home; Fee simple ownership
• Construction: Brick construction; Composition roof; Block foundation; Property listed in fixer condition
• Exterior features: Outbuilding on property; Asphalt road frontage; Located on a state road

Interior

• Kitchen: Dishwasher; Kitchen overlooks family room
• Bedrooms: 3 main-level bedrooms; Primary bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air; Attic fan
• Interior features: Brick fireplace; Disappearing attic stairs; High-speed internet; Bonus room; View from kitchen to family room
• Laundry & utility: Mud room laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (12.6% below list).
• Recommended offer: $223k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.8% in Hiram — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#152 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D+, crime 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: Bessie L. Baggett Elementary (math 49% / reading 37%, grade F, #370 of 1,228 statewide, top 30%, 589 students, 62% FRL); Irma C. Austin Middle School (math 38% / reading 45%, grade F, #132 of 470 statewide, top 28%, 792 students, 51% FRL); Hiram High School (math 19% / reading 17%, grade F, #258 of 424 statewide, top 62%, 1,468 students, 55% FRL) — zoned schools average 56% FRL vs 33% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 234 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).
• This rent runs 31% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 34 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $222,982 (12.6% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $313,226
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Laurie Ct	0.40mi	2/1.5 (-1)	1,466 (-7%)	2mo	$275,000	$188	61
294 Shenandoah Dr	0.66mi	3/2.0	1,561 (-1%)	10mo	$370,000	$237	59
2043 Laird Rd	0.45mi	3/2.0	1,680 (+7%)	16mo	$247,500	$147	54
1618 Williams Lake Rd	0.36mi	2/2.0 (-1)	1,704 (+8%)	15mo	$410,000	$241	52
111 Shenandoah Ct	0.72mi	3/2.0	1,439 (-9%)	12mo	$345,000	$240	42
18 Thorntree Pass	0.61mi	4/3.0 (+1)	1,782 (+13%)	6mo	$350,000	$196	36
179 Village Dr	0.49mi	4/3.0 (+1)	1,772 (+13%)	14mo	$352,000	$199	35

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-25,255
• Equity at exit: $38,021

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-2,281
• Equity at exit: $22,048

Cash invested: $71,400 (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 30141

• Home prices YoY: -17.3%
• Rents YoY: 2.9%
• Active inventory: 234
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $258

Break-even live

Break-even rent $1,904

Max offer price $255,000

Occupancy floor 83%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2054 Laird Rd Hiram, GA	4.0	2.0	1860	$1,999	$1.07	43d	1	0.48mi
432 Pine Valley Dr Powder Springs, GA	3.0	2.0	1220	$1,779	$1.46	24d	1	0.68mi

Listing history 24 events

1. 2026-06-18
   days on market $255,000 Active 34 DOM
2. 2026-06-17
   days on market $255,000 Active 33 DOM
3. 2026-06-16
   days on market $255,000 Active 32 DOM
4. 2026-06-15
   days on market $255,000 Active 31 DOM
5. 2026-06-13
   days on market $255,000 Active 29 DOM
6. 2026-06-13
   days on market $255,000 Active 28 DOM
7. 2026-06-09
   days on market $255,000 Active 25 DOM
8. 2026-06-08
   days on market $255,000 Active 24 DOM
9. 2026-06-07
   days on market $255,000 Active 23 DOM
10. 2026-06-04
    days on market $255,000 Active 20 DOM
11. 2026-06-03
    days on market $255,000 Active 19 DOM
12. 2026-06-02
    days on market $255,000 Active 18 DOM
13. 2026-06-01
    days on market $255,000 Active 17 DOM
14. 2026-05-31
    days on market $255,000 Active 16 DOM
15. 2026-05-01
    listed $255,000 New 909-char remark

    Show marketing remark (909 chars)

    A rare opportunity with endless potential, perfect for investors and cash buyers looking to build the future - this hidden gem offers the perfect blend of privacy, convenience, and future investment value. Tucked away in a peaceful, secluded setting, yet just minutes from shopping, dining, gyms, and everyday essentials, this property truly gives you the best of both worlds. Ideal for investors, developers, or anyone looking to secure a prime piece of rapidly growing area real estate. With potential commercial opportunities (pending rezoning), the possibilities are wide open. Conveniently located with quick access to Atlanta, Douglasville, and Acworth, making commuting and future growth prospects even more attractive. Whether you're looking to build, invest, or develop, this is a property you don't want to miss. Opportunities like this are rare - schedule your showing today before it's gone!

16. 2026-05-01
    listed $255,000 Active

    Show marketing remark (909 chars)

    A rare opportunity with endless potential, perfect for investors and cash buyers looking to build the future - this hidden gem offers the perfect blend of privacy, convenience, and future investment value. Tucked away in a peaceful, secluded setting, yet just minutes from shopping, dining, gyms, and everyday essentials, this property truly gives you the best of both worlds. Ideal for investors, developers, or anyone looking to secure a prime piece of rapidly growing area real estate. With potential commercial opportunities (pending rezoning), the possibilities are wide open. Conveniently located with quick access to Atlanta, Douglasville, and Acworth, making commuting and future growth prospects even more attractive. Whether you're looking to build, invest, or develop, this is a property you don't want to miss. Opportunities like this are rare - schedule your showing today before it's gone!

17. 2026-04-06
    historical
18. 2026-01-23
    listed $350,000 New
19. 2025-01-03
    historical
20. 2025-01-03
    historical
21. 2024-08-17
    price $550,000
22. 2024-08-17
    price $550,000
23. 2023-01-03
    listed $599,900 Active
24. 2023-01-03
    listed $599,900 New

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $2,346 · $196/mo
• Expected delta: +$1,622/yr (+$135/mo · 224.1%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,758
• − Mortgage interest: −$14,284
• − Property taxes: −$724
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$7,418
• Taxable loss: −$1,225
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $3,387/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 — Hiram

• Score: 68/100
• State rank: #152
• US rank: #9861

Category grades

Amenities D+ Commute F Cost of living A+ Crime F Employment A+ Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Paulding County · 134,013 people
• City population: 27,220
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,220
• Household income: $86,824
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 498.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Black 33% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 10% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 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: ▼ -41.28%
• Current HPI: 197.6767
• Rent YoY: ▲ 2.90%
• 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

-57.5% since first listed

10 events — show timeline

• 2026-05-01 Listed $255,000 FMLS
• 2026-05-01 Listed $255,000 GAMLS
• 2026-04-06 Listing Removed — GAMLS
• 2026-01-23 Listed $350,000 GAMLS
• 2025-01-03 Listing Removed — GAMLS
• 2025-01-03 Listing Removed — FMLS
• 2024-08-17 Price Changed $550,000 GAMLS
• 2024-08-17 Price Changed $550,000 FMLS
• 2023-01-03 Listed $599,900 GAMLS
• 2023-01-03 Listed $599,900 FMLS

Property tax history

-2.9%/yr

Latest (2025): $724 · -3.8% YoY. Source: county tax records.