65 Timberland Trace Way · Hiram, GA 30157

$329,900

4 bd · 2.5 ba · 2,142 sqft · SingleFamily public records · 15 Days on market

Built 2016 8,276 sqft lot $154/sqft · 22% below area Est $422k · 22% under $42/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.1/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better than brand new! 4 Bedrooms 2 1/2 bath open concept. A bright foyer will welcome you and open into the living area, kitchen and breakfast room. A dining room, walk-in pantry, laundry and 1/2 bath finish out the main floor. Upstairs is the 4 bedrooms and 2 baths, the master suite is a generous size with a master bath with separate shower & garden tub. Hardwoods and carpet, lot of closets and 2" blinds on the windows complete this home that sits on a cul-de-sac street. Swim and tennis community with neighborhood activities, close to shopping in the Dallas area.

Key facts

• Separate dining room
• Two-tiered design
• Built-in wood stairs

Tags

• OPEN-CONCEPT MAIN LEVEL
• KITCHEN WITH CENTER ISLAND
• SEPARATE DINING ROOM
• TWO-TIERED DESIGN
• BUILT-IN WOOD STAIRS
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, USDA and VA financing
• Financial info: Initiation fee applies
• HOA & community: Homeowners association (monthly fee); Association fee includes grounds maintenance; Community features: sidewalks and street lights

Exterior

• Parking: Attached garage with garage door opener; Garage storage; Kitchen-level access to garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available; Phone available; Sewer connected
• Home design: Single-family residence (house); Two stories; Updated / remodeled; Subdivision: FORREST HILLS PHS II
• Construction: Built in 2016; Wood siding; Composition roof; No basement
• Exterior features: Patio; Porch; Level, private lot

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Refrigerator; Stainless steel appliances; Kitchen island; Breakfast area and breakfast bar; Walk-in pantry; Solid surface counters
• Bedrooms: 4 bedrooms (two-story home)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Double vanity in primary bath; Separate shower and soaking tub; Tile baths; Tray ceilings; Walk-in closets; Gas log fireplace
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (28.3% below list).
• Recommended offer: $236k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: C. A. Roberts Elementary School (math 53% / reading 48%, grade D+, #249 of 1,228 statewide, top 21%, 677 students, 45% FRL); East Paulding Middle School (math 39% / reading 46%, grade D-, #122 of 470 statewide, top 26%, 858 students, 39% FRL); East Paulding High School (math 11% / reading 31%, grade F, #225 of 424 statewide, top 54%, 1,905 students, 38% FRL).
• Market conditions: Rents soft (-2.8%/yr); 614 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($94k/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 $10k 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 15 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,489 (28.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.72% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 11.6

CMA / ARV

• ARV (median comp): $421,872
• List price: $329,900
• Delta: -21.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Timberland Trace Way	0.00mi	4/2.5	2,142 (0%)	0mo	$320,000	$149	100
368 Cantrell Dr	0.20mi	4/3.5	2,087 (-3%)	2mo	$440,900	$211	81
116 Cantrell Dr	0.28mi	4/3.5	2,087 (-3%)	4mo	$440,900	$211	75
552 Cantrell Dr	0.36mi	4/2.5	2,002 (-6%)	2mo	$411,900	$206	71
512 Cantrell Dr	0.36mi	4/3.5	2,087 (-3%)	6mo	$444,900	$213	70
658 Cantrell Dr	0.37mi	4/3.5	2,087 (-3%)	6mo	$435,900	$209	70
3 Cantrell Dr	0.40mi	4/2.5	2,002 (-6%)	1mo	$412,900	$206	70
394 Cantrell Dr	0.26mi	3/2.0 (-1)	2,008 (-6%)	4mo	$425,900	$212	67
481 Cantrell Dr	0.34mi	3/2.0 (-1)	2,008 (-6%)	2mo	$417,900	$208	65
82 Brookvalley Ct W	0.74mi	4/2.5	2,150 (+0%)	3mo	$300,000	$140	62
677 Cantrell Dr	0.35mi	3/2.0 (-1)	2,008 (-6%)	6mo	$417,900	$208	62
48 Brightwater Dr	0.66mi	4/3.5	2,057 (-4%)	4mo	$385,000	$187	55

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: -26.9%
• Equity multiple: 0.12×
• Total profit: $-81,737
• Equity at exit: $49,189

10-year hold

• IRR: -38.8%
• Equity multiple: -0.36×
• Total profit: $-125,480
• Equity at exit: $28,524

Cash invested: $92,372 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$294 /mo · $3,525/yr
• Insurance: −$137
• HOA: −$42
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-335

Break-even live

Break-even rent $2,789

Max offer price $270,719

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-242	+0% $-335	+5% $-428	+10% $-522
Rent	-10% $-522	-5% $-428	+0% $-335	+5% $-242	+10% $-148
Rate	-1.0pp $-169	-0.5pp $-251	base $-335	+0.5pp $-420	+1.0pp $-507

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Timberland Trace Way Dallas, GA	4.0	2.5	2142	$2,100	$0.98	3d	1	0.01mi
146 Cantrell Dr Dallas, GA	4.0	2.5	2476	$2,402	$0.97	23d	1	0.24mi
80 Cantrell Way Dallas, GA	4.0	2.5	2476	$2,400	$0.97	6d	1	0.26mi
32 Brookvalley Ct W Dallas, GA	4.0	2.5	2150	$2,000	$0.93	44d	1	0.75mi
39 Crestview Dr Dallas, GA	4.0	2.5	2002	$2,185	$1.09	13d	1	0.82mi
74 Slate Dr Dallas, GA	3.0	2.5	1528	$2,250	$1.47	44d	1	0.99mi
528 Valleyside Dr Dallas, GA	5.0	3.0	2553	$2,786	$1.09	3d	1	1.02mi
551 Arrowhead Dr Dallas, GA	4.0	2.5	1971	$2,081	$1.06	44d	1	1.03mi
46 Crescent Woode Way Dallas, GA	3.0	2.5	2157	$2,139	$0.99	3d	1	1.03mi
118 Crescent Woode Way Dallas, GA	4.0	2.5	2104	$1,920	$0.91	25d	1	1.12mi
199 Arrowhead Dr Dallas, GA	3.0	2.5	1670	$1,789	$1.07	44d	1	1.12mi
144 Hunters Trce Dallas, GA	4.0	3.5	1703	$2,300	$1.35	3d	1	1.14mi
58 Macland Mill Ct Dallas, GA	4.0	2.5	2102	$2,650	$1.26	44d	1	1.15mi
39 Crescent Chase Dallas, GA	3.0	2.5	1964	$2,100	$1.07	44d	1	1.18mi
19 Rushing View Gln Dallas, GA	5.0	3.0	2802	$2,540	$0.91	25d	1	1.18mi
170 Ireland Ln Dallas, GA	4.0	2.5	2228	$2,379	$1.07	25d	1	1.24mi
57 Michael Pt Dallas, GA	3.0	2.0	1537	$1,919	$1.25	2d	1	1.36mi
483 Ireland Ln Dallas, GA	4.0	2.5	1714	$2,309	$1.35	13d	1	1.49mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 7 events

1. 2026-05-14
   status Under Contract 1152-char remark
2. 2026-04-27
   listed $335,000 New 1152-char remark
3. 2018-03-14
   soldstatus $183,200
4. 2018-03-09
   soldstatus $183,165 Sold 590-char remark

   Show marketing remark (590 chars)

   Better than brand new! 4 Bedrooms 2 1/2 bath open concept. A bright foyer will welcome you and open into the living area, kitchen and breakfast room. A dining room, walk-in pantry, laundry and 1/2 bath finish out the main floor. Upstairs is the 4 bedrooms and 2 baths, the master suite is a generous size with a master bath with separate shower & garden tub. Hardwoods and carpet, lot of closets and 2" blinds on the windows complete this home that sits on a cul-de-sac street. Swim and tennis community with neighborhood activities, close to shopping in the Dallas area.

5. 2018-02-16
   status Under Contract 590-char remark

   Show marketing remark (590 chars)

   Better than brand new! 4 Bedrooms 2 1/2 bath open concept. A bright foyer will welcome you and open into the living area, kitchen and breakfast room. A dining room, walk-in pantry, laundry and 1/2 bath finish out the main floor. Upstairs is the 4 bedrooms and 2 baths, the master suite is a generous size with a master bath with separate shower & garden tub. Hardwoods and carpet, lot of closets and 2" blinds on the windows complete this home that sits on a cul-de-sac street. Swim and tennis community with neighborhood activities, close to shopping in the Dallas area.

6. 2018-02-06
   listed $189,900 New 590-char remark

   Show marketing remark (590 chars)

   Better than brand new! 4 Bedrooms 2 1/2 bath open concept. A bright foyer will welcome you and open into the living area, kitchen and breakfast room. A dining room, walk-in pantry, laundry and 1/2 bath finish out the main floor. Upstairs is the 4 bedrooms and 2 baths, the master suite is a generous size with a master bath with separate shower & garden tub. Hardwoods and carpet, lot of closets and 2" blinds on the windows complete this home that sits on a cul-de-sac street. Swim and tennis community with neighborhood activities, close to shopping in the Dallas area.

7. 2008-07-20
   soldstatus $37,092

ⓘ 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: $3,525 · $294/mo
• Projected year-2 tax: $3,525 · $294/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 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: $28,379
• − Mortgage interest: −$18,480
• − Property taxes: −$3,525
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$504
• − Depreciation: −$9,597
• Taxable loss: −$9,917
• Est. tax savings @ 24.0%: +$2,380
• After-tax cash flow: $-1,640/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): 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

+762.7% since first listed

11 events — show timeline

• 2026-06-12 Sold (MLS) $320,000 GAMLS
• 2026-05-29 Pending — GAMLS
• 2026-05-26 Price Changed $329,900 GAMLS
• 2026-05-22 Relisted — GAMLS
• 2026-05-14 Pending — GAMLS
• 2026-04-27 Listed $335,000 GAMLS
• 2018-03-14 Sold (Public Records) $183,200 Public Records
• 2018-03-09 Sold (MLS) $183,165 GAMLS
• 2018-02-16 Pending — GAMLS
• 2018-02-06 Listed $189,900 GAMLS
• 2008-07-20 Sold (Public Records) $37,092 Public Records

Property tax history

+12.2%/yr

Latest (2025): $3,525 · -1.0% YoY. Source: county tax records.