1025 Billy Bullock Rd · Dallas, GA 30157

$225,000

3 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 26 Days on market

Built 1901 2.86 ac lot Est $294k · 23% under

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Farm house on 2.85 acres. This is a one of a kind property full of character and untapped potential offering a rare fixer-upper opportunity for investors or renovators. ARV Appraisal for $390,000! (available upon request) Ideal for those looking to restore and customize a home on a spacious lot with no HOA. The home features a covered front porch, large back deck, 2 fireplaces, newer windows and a private, spacious back yard. Ample outdoor space for gardens, workshops or future expansions. Sold as-is, no disclosures.

Key facts

• Covered front porch
• Large back deck
• 2 fireplaces

Tags

• ONE LEVEL FARM HOUSE
• 2.85 ACRES
• COVERED FRONT PORCH
• LARGE BACK DECK
• 2 FIREPLACES
• NEWER WINDOWS

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Septic tank; 110V and 220V electric; Cable available; Electricity available; Natural gas available; Water available
• Home design: Single-story home; One level
• Construction: HardiPlank and vinyl siding; Composition roof; Brick/mortar foundation; Crawl space
• Exterior features: Garden; Private yard; Deck; Front porch; Shed(s)

Interior

• Kitchen: Stained cabinets; Eat-in kitchen; Laminate counters; Kitchen open to family room
• Bedrooms: Master on main; Split bedroom plan; Three main-level bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Entrance foyer; 9-foot ceilings on main level; Insulated windows; No common walls; Two fireplaces (family room)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% FRL); South Paulding High School (math 20% / reading 32%, grade F, #175 of 424 statewide, top 42%, 1,911 students, 36% FRL).
• Market conditions: Rents soft (-2.8%/yr); 598 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 $2k of loan paydown is wiped out by about $7k 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 26 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $293,560
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1025 Billy Bullock Rd	0.00mi	3/2.0	1,640 (0%)	1mo	$225,000	$137	99
112 Dillard Ct	0.16mi	3/2.0	1,517 (-8%)	14mo	$272,000	$179	68
68 Avery Way	0.21mi	4/3.0 (+1)	1,535 (-6%)	16mo	$300,000	$195	57
334 Stonehenge Dr	0.50mi	3/2.0	1,412 (-14%)	8mo	$299,900	$212	46
248 Billy Bullock Rd	0.60mi	4/2.0 (+1)	1,792 (+9%)	14mo	$295,000	$165	40
221 Makayla Way	0.66mi	4/3.0 (+1)	1,747 (+6%)	13mo	$280,000	$160	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-19,349
• Equity at exit: $33,548

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-12,028
• Equity at exit: $19,454

Cash invested: $63,000 (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 30157

• Home prices YoY: -9.4%
• Rents YoY: -2.8%
• Active inventory: 598
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $373

Break-even live

Break-even rent $1,786

Max offer price $225,000

Occupancy floor 78%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Avery Way Dallas, GA	4.0	2.0	1625	$2,049	$1.26	43d	1	0.17mi
203 Gilberts Way Temple, GA	3.0	2.0	1553	$1,970	$1.27	2d	1	0.80mi

Listing history 19 events

1. 2026-05-22
   soldstatus $225,000 Sold 522-char remark

   Show marketing remark (522 chars)

   Farm house on 2.85 acres. This is a one of a kind property full of character and untapped potential offering a rare fixer-upper opportunity for investors or renovators. ARV Appraisal for $390,000! (available upon request) Ideal for those looking to restore and customize a home on a spacious lot with no HOA. The home features a covered front porch, large back deck, 2 fireplaces, newer windows and a private, spacious back yard. Ample outdoor space for gardens, workshops or future expansions. Sold as-is, no disclosures.

2. 2026-04-29
   status Under Contract 522-char remark

   Show marketing remark (522 chars)

   Farm house on 2.85 acres. This is a one of a kind property full of character and untapped potential offering a rare fixer-upper opportunity for investors or renovators. ARV Appraisal for $390,000! (available upon request) Ideal for those looking to restore and customize a home on a spacious lot with no HOA. The home features a covered front porch, large back deck, 2 fireplaces, newer windows and a private, spacious back yard. Ample outdoor space for gardens, workshops or future expansions. Sold as-is, no disclosures.

3. 2026-04-29
   status Pending

   Show marketing remark (522 chars)

   Farm house on 2.85 acres. This is a one of a kind property full of character and untapped potential offering a rare fixer-upper opportunity for investors or renovators. ARV Appraisal for $390,000! (available upon request) Ideal for those looking to restore and customize a home on a spacious lot with no HOA. The home features a covered front porch, large back deck, 2 fireplaces, newer windows and a private, spacious back yard. Ample outdoor space for gardens, workshops or future expansions. Sold as-is, no disclosures.

4. 2026-04-01
   listed $225,000 New 522-char remark

   Show marketing remark (522 chars)

   Farm house on 2.85 acres. This is a one of a kind property full of character and untapped potential offering a rare fixer-upper opportunity for investors or renovators. ARV Appraisal for $390,000! (available upon request) Ideal for those looking to restore and customize a home on a spacious lot with no HOA. The home features a covered front porch, large back deck, 2 fireplaces, newer windows and a private, spacious back yard. Ample outdoor space for gardens, workshops or future expansions. Sold as-is, no disclosures.

5. 2026-04-01
   listed $225,000 Active

   Show marketing remark (522 chars)

   Farm house on 2.85 acres. This is a one of a kind property full of character and untapped potential offering a rare fixer-upper opportunity for investors or renovators. ARV Appraisal for $390,000! (available upon request) Ideal for those looking to restore and customize a home on a spacious lot with no HOA. The home features a covered front porch, large back deck, 2 fireplaces, newer windows and a private, spacious back yard. Ample outdoor space for gardens, workshops or future expansions. Sold as-is, no disclosures.

6. 2026-03-31
   historical
7. 2026-03-02
   listed $225,000 New
8. 2026-02-28
   historical
9. 2026-01-10
   listed $225,000 New
10. 2026-01-06
    soldstatus $136,800
11. 2015-06-24
    price $72,000
12. 2015-06-24
    soldstatus $72,000
13. 2015-06-22
    soldstatus $72,000 Sold
14. 2015-06-22
    price $72,500
15. 2015-04-18
    historical Pending
16. 2015-04-15
    listed $72,500 Active
17. 2003-05-07
    soldstatus $93,000
18. 2001-02-09
    soldstatus $81,500
19. 1994-03-02
    soldstatus $54,900

ⓘ 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: $1,652 · $138/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$418/yr (+$35/mo · 25.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $27,111
• − Mortgage interest: −$12,603
• − Property taxes: −$1,652
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$6,545
• Taxable income: $847
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $4,278/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): 53,445
• Household income: $93,625
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 375.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -34.28%
• Current HPI: 330.3487
• Rent YoY: ▼ -2.83%
• 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

+309.8% since first listed

19 events — show timeline

• 2026-05-22 Sold (MLS) $225,000 GAMLS
• 2026-04-29 Pending — GAMLS
• 2026-04-29 Pending — FMLS
• 2026-04-01 Listed $225,000 FMLS
• 2026-04-01 Listed $225,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-02 Listed $225,000 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-01-10 Listed $225,000 GAMLS
• 2026-01-06 Sold (Public Records) $136,800 Public Records
• 2015-06-24 Price Changed $72,000 FMLS
• 2015-06-24 Sold (Public Records) $72,000 Public Records
• 2015-06-22 Price Changed $72,500 FMLS
• 2015-06-22 Sold (MLS) $72,000 FMLS
• 2015-04-18 Contingent — FMLS
• 2015-04-15 Listed $72,500 FMLS
• 2003-05-07 Sold (Public Records) $93,000 Public Records
• 2001-02-09 Sold (Public Records) $81,500 Public Records
• 1994-03-02 Sold (Public Records) $54,900 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,652 · +2.6% YoY. Source: county tax records.