1279 Dallas Hwy · Villa Rica, GA 30180

$150,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 8 Days on market

Built 1954 0.50 ac lot Est $218k · 31% under

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Why this score? — see what drove the B 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Carroll County welcomes this 2-bedroom home with a flexible layout offering potential for a 3rd bedroom to the market. This beauty is ideal for buyers needing extra space for an office, guest room, or growing household. Features one full bath, a detached shed for additional storage, and an above-ground pool perfect for outdoor enjoyment. Fenced and conveniently located across from a neighborhood church and situated in a community with no HOA - giving added freedom & fewer restrictions. Great opportunity for homeowners or investors looking for value and versatility.

Key facts

• 0.5 acre lot
• Parking
• Pool

Property features AI

Finance

• Financial info: Listing offered As-Is; Financing accepted: Cash, Conventional, FHA, USDA
• HOA & community: No HOA

Exterior

• Parking: One parking space
• Utilities: Public water; Public sewer; Electric service (220 volts); Electricity and natural gas available
• Home design: Single-family residence; Detached; Resale property; Other structure type
• Construction: Built in 1954; Aluminum and vinyl siding; Other roof
• Exterior features: Half-acre lot with a view; Above-ground pool; Chain-link and wood fencing; Shed(s) on property; Other lot features

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Solid surface counters
• Bedrooms: Three bedrooms total (two on the main level, one on the lower level)
• Flooring: Other
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Ceiling fans; Window air conditioning units; Electric water heater
• Interior features: One and one-half level home; Public-record living area (1,248); Bonus room; Solid surface kitchen counters; No common walls
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.4% vs local median 4.0% in Villa Rica — 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 65/100 on livability (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glanton-Hindsman Elementary (math 40% / reading 42%, grade F, #411 of 1,228 statewide, top 34%, 706 students, 65% FRL); Villa Rica Middle (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 464 students, 70% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL).
• Market conditions: Rents rising (+2.4%/yr); 653 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $49k; list at $150k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1954 — 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. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1179 Dallas Hwy	0.21mi	3/1.0	1,176 (-6%)	1mo	$220,000	$187	80
1178 Dallas Hwy	0.21mi	3/2.0	1,212 (-3%)	16mo	$215,000	$177	68
20 Shadow Creek Dr	0.26mi	3/2.0	1,408 (+13%)	11mo	$244,000	$173	53
9916 Stockmar Rd	0.39mi	2/1.0 (-1)	1,405 (+13%)	7mo	$239,900	$171	50
128 Towne Creek Dr	0.55mi	3/2.0	1,398 (+12%)	15mo	$245,000	$175	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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $7,187
• Equity at exit: $22,365

10-year hold

• IRR: 13.4%
• Equity multiple: 2.04×
• Total profit: $43,761
• Equity at exit: $12,969

Cash invested: $42,000 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 653
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $512

Break-even live

Break-even rent $1,239

Max offer price $150,000

Occupancy floor 68%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1074 Dallas Hwy Villa Rica, GA	3.0	1.0	1320	$1,500	$1.14	5d	1	0.41mi

Listing history 13 events

1. 2026-06-17
   days on market $150,000 Active 8 DOM
2. 2026-06-16
   days on market $150,000 Active 7 DOM
3. 2026-06-16
   statusdays on marketlisting id $150,000 Active 6 DOM
4. 2026-05-29
   historical On Hold
5. 2026-05-28
   status Back On Market
6. 2026-04-28
   status Back On Market
7. 2026-04-28
   historical On Hold
8. 2026-04-22
   status Under Contract
9. 2026-04-22
   listed Active Under Contract
10. 2026-04-15
    historical $150,000
11. 2026-04-15
    historical
12. 2012-04-16
    soldstatus $49,000
13. 2004-12-14
    soldstatus $69,000

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,556 · $130/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 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $22,642
• − Mortgage interest: −$8,402
• − Property taxes: −$1,556
• − Insurance: −$750
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$4,364
• Taxable income: $3,947
• Est. tax owed @ 24.0%: −$947
• After-tax cash flow: $5,194/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

+117.4% since first listed

10 events — show timeline

• 2026-05-29 Delisted — GAMLS
• 2026-05-28 Relisted — GAMLS
• 2026-04-28 Relisted — GAMLS
• 2026-04-28 Delisted — GAMLS
• 2026-04-22 Pending — GAMLS
• 2026-04-22 Listed — FMLS
• 2026-04-15 Coming Soon $150,000 GAMLS
• 2026-04-15 Coming Soon — FMLS
• 2012-04-16 Sold (Public Records) $49,000 Public Records
• 2004-12-14 Sold (Public Records) $69,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,556 · -1.1% YoY. Source: county tax records.