144 Stallion Run · Dallas, GA 30132

$279,900

3 bd · 2.5 ba · 1,563 sqft · SingleFamily public records · 53 Days on market

Built 2000 9,583 sqft lot $179/sqft · 10% below area Est $306k · 9% under $43/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 +11.4/15.0
• Cash flow +10.5/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect blend of comfort, space, and peaceful living in the heart of Dallas! Nestled in a quiet, desirable community, 144 Stallion Run offers the ideal setting for both relaxation and everyday living. This inviting home features a thoughtfully designed layout with spacious living areas, perfect for entertaining guests or enjoying cozy nights in. The kitchen provides ample cabinet and counter space, making meal prep a breeze, while seamlessly flowing into the main living area. The primary suite offers a private retreat with plenty of room to unwind, complemented by additional bedrooms that are perfect for family, guests, or a home office. Step outside to enjoy a generous yard-ideal for outdoor gatherings, pets, or simply soaking in the peaceful surroundings. Whether you're sipping your morning coffee or hosting a weekend barbecue, this outdoor space has endless potential. Conveniently located just minutes from shopping, dining, and local amenities, yet tucked away enough to enjoy a quiet lifestyle, this home truly offers the best of both worlds. Taking highest and best offer by May 11th

Key facts

• Generous yard
• Ample cabinet space
• Private retreat

Tags

• GENEROUS YARD
• AMPLE CABINET SPACE
• PRIVATE RETREAT
• OUTDOOR GATHERINGS
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee; Association fee includes tennis; Community clubhouse, park, pool, and tennis courts

Exterior

• Parking: Garage parking (2 spaces, total parking 2)
• Utilities: Public water; Public sewer; Electric service available; Cable available; Phone available; Sewer available; Water available
• Home design: Three or more levels; Resale property
• Construction: Vinyl siding; Asbestos shingle and composition roof; Concrete perimeter and slab foundation; Garage(s) structure
• Exterior features: Private yard; Rain gutters; Front porch (screened); Side porch; Wrap-around porch

Interior

• Kitchen: White cabinets; Laminate counters; Pantry; Open view to family room; Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Master on main; One main-level bedroom; Two upper-level bedrooms
• Flooring: Luxury vinyl; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Main level has one full bathroom and one half bathroom; Upper level has one full bathroom; Master bathroom with separate his-and-hers sinks and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High speed internet; Double-pane windows; Gas log fireplace with gas starter; No common walls; Basement (partial, bath stubbed)
• Laundry & utility: Laundry room on upper level; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (21.0% below list).
• Recommended offer: $221k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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 rising (+1.8%/yr); 652 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 53 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; list at $280k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,992 (21.0% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.79% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (median comp): $306,159
• List price: $279,900
• Delta: -8.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
791 Brooks Rd	0.19mi	3/2.0	1,530 (-2%)	8mo	$315,000	$206	79
32 Stable Ln	0.15mi	3/2.5	1,432 (-8%)	8mo	$267,000	$186	72
91 Beckett Dr	0.37mi	3/2.0	1,646 (+5%)	2mo	$275,000	$167	70
77 Stallion Run	0.07mi	4/3.0 (+1)	1,606 (+3%)	23mo	$332,000	$207	66
47 Saddle Horn Pl	0.25mi	4/3.0 (+1)	1,618 (+4%)	16mo	$304,000	$188	62
432 Wagon Trail Cir	0.31mi	4/2.0 (+1)	1,600 (+2%)	21mo	$150,000	$94	58
108 Saddle Horn Pl	0.19mi	3/2.0	1,693 (+8%)	23mo	$344,000	$203	56
214 Sweetgum Trce	0.65mi	4/2.5 (+1)	1,623 (+4%)	9mo	$327,000	$201	51
36 Birch River Ct	0.66mi	3/2.5	1,773 (+13%)	1mo	$350,000	$197	46
35 Hemlock Gln	0.74mi	3/2.0	1,599 (+2%)	19mo	$350,000	$219	44
23 Birch River Pointe	0.72mi	4/2.5 (+1)	1,704 (+9%)	12mo	$339,000	$199	36

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-56,996
• Equity at exit: $41,734

10-year hold

• IRR: -17.5%
• Equity multiple: 0.09×
• Total profit: $-71,543
• Equity at exit: $24,201

Cash invested: $78,372 (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 30132

• Home prices YoY: -33.1%
• Rents YoY: 1.8%
• Active inventory: 652
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,210 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$117
• HOA: −$43
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-143

Break-even live

Break-even rent $2,391

Max offer price $254,673

Occupancy floor —

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
576 River Run Dr Dallas, GA	4.0	2.5	2200	$2,250	$1.02	43d	1	1.08mi
393 Old Acworth Rd Dallas, GA	3.0	1.5	1398	$1,795	$1.28	4d	1	1.44mi
107 Crestview Way Dallas, GA	3.0	2.5	1530	$1,845	$1.21	43d	1	1.48mi
224 Crestview Way Dallas, GA	3.0	2.5	1530	$1,995	$1.30	43d	1	1.48mi
200 Crestview Way Dallas, GA	3.0	2.5	1530	$1,995	$1.30	24d	1	1.49mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 21 events

1. 2026-06-18
   days on market $279,900 Active 53 DOM
2. 2026-06-17
   days on market $279,900 Active 52 DOM
3. 2026-06-16
   days on market $279,900 Active 51 DOM
4. 2026-06-15
   days on market $279,900 Active 50 DOM
5. 2026-06-13
   days on market $279,900 Active 48 DOM
6. 2026-06-13
   days on market $279,900 Active 47 DOM
7. 2026-06-10
   price $279,900 Active 44 DOM
8. 2026-06-09
   days on market $295,900 Active 44 DOM

   Show marketing remark (1131 chars)

   Welcome to your perfect blend of comfort, space, and peaceful living in the heart of Dallas! Nestled in a quiet, desirable community, 144 Stallion Run offers the ideal setting for both relaxation and everyday living. This inviting home features a thoughtfully designed layout with spacious living areas, perfect for entertaining guests or enjoying cozy nights in. The kitchen provides ample cabinet and counter space, making meal prep a breeze, while seamlessly flowing into the main living area. The primary suite offers a private retreat with plenty of room to unwind, complemented by additional bedrooms that are perfect for family, guests, or a home office. Step outside to enjoy a generous yard-ideal for outdoor gatherings, pets, or simply soaking in the peaceful surroundings. Whether you're sipping your morning coffee or hosting a weekend barbecue, this outdoor space has endless potential. Conveniently located just minutes from shopping, dining, and local amenities, yet tucked away enough to enjoy a quiet lifestyle, this home truly offers the best of both worlds. Taking highest and best offer by May 11th

9. 2026-06-08
   days on market $295,900 Active 43 DOM
10. 2026-06-07
    days on market $295,900 Active 42 DOM
11. 2026-06-04
    days on market $295,900 Active 39 DOM
12. 2026-06-03
    days on market $295,900 Active 38 DOM
13. 2026-06-02
    days on market $295,900 Active 37 DOM
14. 2026-06-01
    days on market $295,900 Active 36 DOM
15. 2026-05-31
    days on market $295,900 Active 35 DOM
16. 2026-04-25
    listed $295,900 New 1131-char remark

    Show marketing remark (1131 chars)

    Welcome to your perfect blend of comfort, space, and peaceful living in the heart of Dallas! Nestled in a quiet, desirable community, 144 Stallion Run offers the ideal setting for both relaxation and everyday living. This inviting home features a thoughtfully designed layout with spacious living areas, perfect for entertaining guests or enjoying cozy nights in. The kitchen provides ample cabinet and counter space, making meal prep a breeze, while seamlessly flowing into the main living area. The primary suite offers a private retreat with plenty of room to unwind, complemented by additional bedrooms that are perfect for family, guests, or a home office. Step outside to enjoy a generous yard-ideal for outdoor gatherings, pets, or simply soaking in the peaceful surroundings. Whether you're sipping your morning coffee or hosting a weekend barbecue, this outdoor space has endless potential. Conveniently located just minutes from shopping, dining, and local amenities, yet tucked away enough to enjoy a quiet lifestyle, this home truly offers the best of both worlds. Taking highest and best offer by May 11th

17. 2026-04-25
    listed $295,900 Active 1139-char remark

    Show marketing remark (1131 chars)

    Welcome to your perfect blend of comfort, space, and peaceful living in the heart of Dallas! Nestled in a quiet, desirable community, 144 Stallion Run offers the ideal setting for both relaxation and everyday living. This inviting home features a thoughtfully designed layout with spacious living areas, perfect for entertaining guests or enjoying cozy nights in. The kitchen provides ample cabinet and counter space, making meal prep a breeze, while seamlessly flowing into the main living area. The primary suite offers a private retreat with plenty of room to unwind, complemented by additional bedrooms that are perfect for family, guests, or a home office. Step outside to enjoy a generous yard-ideal for outdoor gatherings, pets, or simply soaking in the peaceful surroundings. Whether you're sipping your morning coffee or hosting a weekend barbecue, this outdoor space has endless potential. Conveniently located just minutes from shopping, dining, and local amenities, yet tucked away enough to enjoy a quiet lifestyle, this home truly offers the best of both worlds. Taking highest and best offer by May 11th

18. 2008-04-10
    soldstatus $111,300

    Show marketing remark (164 chars)

    NEWER HOME W/MASTER ON MAIN. BANK OWNED, SOLD AS IS. PRESENT OFFER ON GAR FORM W/PRE-QUAL LETTER OR PROOF OF FUNDS. FINAL-NEGOTIATED CONTRACT WILL INCLUDE ADDENDUM.

19. 2007-12-24
    listed $109,900

    Show marketing remark (164 chars)

    NEWER HOME W/MASTER ON MAIN. BANK OWNED, SOLD AS IS. PRESENT OFFER ON GAR FORM W/PRE-QUAL LETTER OR PROOF OF FUNDS. FINAL-NEGOTIATED CONTRACT WILL INCLUDE ADDENDUM.

20. 2003-08-29
    soldstatus $137,900
21. 1999-08-09
    soldstatus $96,000

ⓘ 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: $3,134 · $261/mo
• Projected year-2 tax: $3,134 · $261/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $26,519
• − Mortgage interest: −$15,679
• − Property taxes: −$3,134
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − HOA: −$516
• − Depreciation: −$8,143
• Taxable loss: −$6,595
• Est. tax savings @ 24.0%: +$1,583
• After-tax cash flow: $-131/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): 53,348
• 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

+191.6% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $279,900 FMLS
• 2026-06-09 Price Changed $279,900 GAMLS
• 2026-04-25 Listed $295,900 FMLS
• 2026-04-25 Listed $295,900 GAMLS
• 2008-04-10 Sold (MLS) $111,300 FMLS
• 2007-12-24 Listed $109,900 FMLS
• 2003-08-29 Sold (Public Records) $137,900 Public Records
• 1999-08-09 Sold (Public Records) $96,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,134 · +3.4% YoY. Source: county tax records.