403 Oakview Dr · Braswell, GA 30157

$250,000

3 bd · 2.0 ba · 1,805 sqft · SingleFamily public records · 8 Days on market

Built 2003 Est $314k · 20% 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).

• Cash flow +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well Loved One Level Home with Lower Finished Area that has a Large Rec/Living Room, Full Bath, Surround Sound,and a Plumbed for Kitchenette. There is a 2 car garage, + a 20x23 Detached Garage with Electricity and Work Bench* The Main Level has a Vaulted Ceiling in the Family Room with Pretty Stacked Stone Fireplace and Plantation Shutters* Kitchen has a Breakfast Room, Refrigerator is Included* The 18 Seer A/C is 3 mos.old* Formal Dining Room has Bayed Window and Wainscoting* The Rear Deck is perfect for Entertaining and the Nice Hot Tub is Waiting for your Enjoyment* Front Lawn has Irrigation System

Key facts

• Two-car garage
• Pet friendly
• Built 2003

Tags

• TWO-CAR GARAGE
• PET FRIENDLY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $201k (19.5% below list).
• Recommended offer: $201k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Braswell — 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 60/100 on livability (#380 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• 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: Sara M. Ragsdale Elementary (math 37% / reading 36%, grade F, #509 of 1,228 statewide, top 42%, 604 students, 56% FRL); Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% 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 50% FRL vs 33% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.8%/yr); 614 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.
• Current owner paid $135k; list at $250k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,317 (19.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 0.81% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $314,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 Oakview Dr	0.11mi	3/2.0	1,878 (+4%)	3mo	$313,500	$167	86
50 Old Oak Trce	0.11mi	3/2.0	1,680 (-7%)	3mo	$244,900	$146	81
504 Oak View Ln	0.10mi	3/2.5	1,749 (-3%)	10mo	$328,490	$188	80
500 Oak View Ln	0.10mi	4/2.5 (+1)	1,749 (-3%)	6mo	$319,990	$183	78
355 Spring Leaf Dr	0.32mi	3/2.0	1,680 (-7%)	7mo	$200,000	$119	68
308 Oak View Ln	0.03mi	4/2.5 (+1)	1,991 (+10%)	12mo	$345,490	$174	65
164 Puckett Rd	0.62mi	3/2.0	1,800 (-0%)	7mo	$424,900	$236	65
15 Old Yorkville Rd	0.43mi	3/2.0	1,680 (-7%)	10mo	$316,500	$188	60
213 Oak View Ln	0.14mi	4/2.5 (+1)	1,991 (+10%)	14mo	$346,490	$174	58
186 Puckett Rd	0.62mi	3/2.0	1,670 (-8%)	5mo	$470,000	$281	54
16 Fairview Gln	0.67mi	3/3.0	1,903 (+5%)	3mo	$293,000	$154	53
158 Fairview Oak	0.68mi	4/3.0 (+1)	1,859 (+3%)	5mo	$299,000	$161	50

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-39,704
• Equity at exit: $37,276

10-year hold

• IRR: -13.7%
• Equity multiple: 0.30×
• Total profit: $-49,071
• 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 30157

• Home prices YoY: -9.4%
• Rents YoY: -2.8%
• Active inventory: 614
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $107

Break-even live

Break-even rent $1,878

Max offer price $250,000

Occupancy floor 90%

Sensitivity live

Price	-10% $249	-5% $178	+0% $107	+5% $36	+10% $-34
Rent	-10% $-52	-5% $28	+0% $107	+5% $187	+10% $266
Rate	-1.0pp $233	-0.5pp $171	base $107	+0.5pp $42	+1.0pp $-24

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Fairview Way Dallas, GA	4.0	3.0	2350	$1,959	$0.83	45d	1	0.80mi
58 Fairview Oak Trce Dallas, GA	4.0	2.5	1679	$1,701	$1.01	3d	1	0.83mi
561 Fairview Oak Pl Dallas, GA	4.0	2.5	2337	$1,869	$0.80	0d	1	0.94mi
39 Lofty Pine Ln Rockmart, GA	3.0	2.0	1304	$1,949	$1.49	4d	1	0.97mi
51 Chesapeake Way Rockmart, GA	3.0	2.0	1266	$1,689	$1.33	45d	1	1.21mi
103 Fairfax Dr Rockmart, GA	3.0	2.0	1245	$1,619	$1.30	0d	1	1.41mi

Listing history 6 events

1. 2026-06-21
   days on market $250,000 Active 8 DOM
2. 2026-06-18
   days on market $250,000 Active 5 DOM
3. 2026-06-17
   days on market $250,000 Active 4 DOM
4. 2026-06-16
   days on market $250,000 Active 3 DOM
5. 2026-06-15
   remarks 147-char remark
6. 2026-06-15
   listed $250,000 Active 2 DOM

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$1,484/yr (+$124/mo · 181.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $24,158
• − Mortgage interest: −$14,004
• − Property taxes: −$816
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$7,273
• Taxable loss: −$3,050
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $2,018/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 — Braswell

• Score: 60/100
• State rank: #380
• US rank: #19219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Paulding County · 134,013 people
• 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

+119.3% since first listed

14 events — show timeline

• 2026-06-14 Listed $250,000 FSBO.com
• 2014-11-24 Listing Removed — GAMLS
• 2014-11-12 Sold (Public Records) $135,000 Public Records
• 2014-11-06 Listing Removed — FMLS
• 2014-11-05 Sold (MLS) $135,000 GAMLS
• 2014-11-05 Sold (MLS) $135,000 FMLS
• 2014-10-31 Pending — GAMLS
• 2014-10-20 Pending — FMLS
• 2014-10-11 Listing Removed — GAMLS
• 2014-10-10 Contingent — FMLS
• 2014-10-05 Listed $135,000 GAMLS
• 2014-10-05 Listed $135,000 FMLS
• 2004-02-12 Sold (Public Records) $144,000 Public Records
• 2003-07-15 Sold (Public Records) $114,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $816 · -0.8% YoY. Source: county tax records.