110 South St · Dallas, GA 30132

$250,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 41 Days on market

Built 1975 0.33 ac lot $279/sqft · 43% above area Est $252k · at est.

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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).

• Cash flow +14.2/30.0
• ARV discount +7.9/15.0
• DSCR +4.3/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunningly renovated 3 bed/2 bath ranch home featuring brand new Luxury Vinyl Plank flooring, new interior and exterior paint, new HVAC, new 30-yr Architectural Roof, new lighting and plumbing fixtures everywhere, new granite countertops in kitchen and bathrooms, and new stainless-steel appliances. Home offers beautiful curb appeal. Large living room offers open floorplan views to the kitchen and big windows to allow in lots of natural lighting. Large kitchen offers new granite, tons of countertops and cabinet space, and eat in kitchen area. Large Master Bedroom offers a walk in closet and En-suite with double vanity, low flow toilet, and tub/shower combo. Two great sized secondary bedrooms and secondary bathroom offers a massive vanity, low flow toilet, and tub/shower combo. Out back the large backyard offers a storage shed.

Key facts

• Open floorplan views
• New hvac
• 0.33 acre lot

Tags

• LUXURY VINYL PLANK FLOORING
• NEW HVAC
• 30-YR ARCHITECTURAL ROOF
• NEW GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• OPEN FLOORPLAN VIEWS

Property features AI

Finance

• HOA & community: Near shopping

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Electric service available
• Home design: One-story home; Resale property
• Construction: Vinyl siding; Composition / shingle roof; Brick/mortar and pier (pillar/post/pier) foundation
• Exterior features: Covered front porch; Rain gutters; Outbuilding / shed

Interior

• Kitchen: Country-style eat-in kitchen with stone countertops; Cabinets (other); Open view into the family room; Microwave; Electric range; Dishwasher
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms; Primary bathroom with double vanity and tub/shower combo
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double vanity; No shared/common walls; Crawl space basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $42 ($504/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 $193k (22.7% below list).
• Recommended offer: $193k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% in Dallas — 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 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: 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 (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 40% district-wide (-12 pts) — the specific schools serving this property underperform the Paulding County average; the district grade overstates school quality for this exact location.
• 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 18d 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 $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 41 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $95k; list at $250k implies a 163% gain — meaningful room to come down on a strong offer.

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 $193,198 (22.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (median comp): $252,347
• List price: $250,000
• Delta: -0.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Park St	0.31mi	2/2.0 (-1)	836 (-7%)	21mo	$230,000	$275	48
361 West Ave	0.67mi	2/1.0 (-1)	960 (+7%)	8mo	$375,000	$391	45
131 Veterans Dr	0.66mi	2/1.0 (-1)	854 (-5%)	22mo	$194,000	$227	38
220 Buchanan St	0.61mi	2/2.0 (-1)	956 (+7%)	16mo	$170,000	$178	38

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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-40,185
• Equity at exit: $37,276

10-year hold

• IRR: -10.1%
• Equity multiple: 0.41×
• Total profit: $-40,972
• Equity at exit: $21,615

Cash invested: $70,000 (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: 652
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $42

Break-even live

Break-even rent $1,879

Max offer price $250,000

Occupancy floor 93%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Park St Unit B Dallas, GA	2.0	1.0	750	$1,350	$1.80	17d	1	0.27mi
125 Westwood Dr Dallas, GA	3.0	2.0	1052	$2,195	$2.09	4d	1	0.70mi
165 Cole Lake Rd Dallas, GA	2.0	1.0	950	$3,500	$3.68	43d	1	0.93mi
211 Hampton Dr Dallas, GA	3.0	2.0	1104	$1,760	$1.59	5d	1	1.00mi
234 Vernoy Aiken Rd Dallas, GA	2.0	1.0	900	$1,325	$1.47	43d	1	1.49mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $250,000 Pending 41 DOM
2. 2026-06-09
   days on market $250,000 Active 39 DOM
3. 2026-06-08
   days on market $250,000 Active 38 DOM
4. 2026-06-07
   days on market $250,000 Active 37 DOM
5. 2026-06-04
   days on market $250,000 Active 34 DOM
6. 2026-06-03
   days on market $250,000 Active 33 DOM
7. 2026-06-02
   days on market $250,000 Active 32 DOM
8. 2026-06-01
   days on market $250,000 Active 31 DOM
9. 2026-05-31
   days on market $250,000 Active 30 DOM
10. 2026-05-01
    listed $250,000 New 837-char remark

    Show marketing remark (837 chars)

    Stunningly renovated 3 bed/2 bath ranch home featuring brand new Luxury Vinyl Plank flooring, new interior and exterior paint, new HVAC, new 30-yr Architectural Roof, new lighting and plumbing fixtures everywhere, new granite countertops in kitchen and bathrooms, and new stainless-steel appliances. Home offers beautiful curb appeal. Large living room offers open floorplan views to the kitchen and big windows to allow in lots of natural lighting. Large kitchen offers new granite, tons of countertops and cabinet space, and eat in kitchen area. Large Master Bedroom offers a walk in closet and En-suite with double vanity, low flow toilet, and tub/shower combo. Two great sized secondary bedrooms and secondary bathroom offers a massive vanity, low flow toilet, and tub/shower combo. Out back the large backyard offers a storage shed.

11. 2026-05-01
    listed $250,000 Active 837-char remark

    Show marketing remark (837 chars)

    Stunningly renovated 3 bed/2 bath ranch home featuring brand new Luxury Vinyl Plank flooring, new interior and exterior paint, new HVAC, new 30-yr Architectural Roof, new lighting and plumbing fixtures everywhere, new granite countertops in kitchen and bathrooms, and new stainless-steel appliances. Home offers beautiful curb appeal. Large living room offers open floorplan views to the kitchen and big windows to allow in lots of natural lighting. Large kitchen offers new granite, tons of countertops and cabinet space, and eat in kitchen area. Large Master Bedroom offers a walk in closet and En-suite with double vanity, low flow toilet, and tub/shower combo. Two great sized secondary bedrooms and secondary bathroom offers a massive vanity, low flow toilet, and tub/shower combo. Out back the large backyard offers a storage shed.

12. 2025-11-19
    soldstatus $95,000
13. 1990-06-20
    soldstatus $37,500

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$1,471/yr (+$123/mo · 177.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $23,184
• − Mortgage interest: −$14,004
• − Property taxes: −$829
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$7,273
• Taxable loss: −$3,881
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $1,436/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

• Census place: Dallas, GA
• 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

+566.7% since first listed

6 events — show timeline

• 2026-06-11 Pending — GAMLS
• 2026-06-11 Pending — FMLS
• 2026-05-01 Listed $250,000 FMLS
• 2026-05-01 Listed $250,000 GAMLS
• 2025-11-19 Sold (Public Records) $95,000 Public Records
• 1990-06-20 Sold (Public Records) $37,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $829 · +1.5% YoY. Source: county tax records.