238 Brookwood Xing · Hiram, GA 30134

$274,770

4 bd · 2.5 ba · 1,681 sqft · SingleFamily public records · 91 Days on market

Built 2021 0.46 ac lot $163/sqft · 16% below area Est $326k · 16% under $38/mo HOA · 2% of rent ↓ 22% since listing

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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 +14.6/15.0
• Cash flow +8.1/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement. Step into this spacious two-story home offering comfort, value, and opportunity. The kitchen features granite countertops, stainless steel appliances, and plenty of space for cooking and gathering. With 4 bedrooms and 2.5 bathrooms, there’s room to grow, making it a great fit for a variety of lifestyles. The open layout provides a functional flow with a mix of laminate and carpet flooring, offering both style and comfort. A private backyard adds the perfect space to relax or entertain. Ideal for first-time homebuyers or savvy investors, this home presents a fantastic opportunity to build equity and make it your own.

Key facts

• Private backyard
• Granite countertops
• 0.46 acre lot

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (28.4% below list).
• Recommended offer: $197k (28.4% 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+, schools D, crime 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.
• Market conditions: Rents flat; 293 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% of the median local income ($77k/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 $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 91 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $41k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire 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 $196,621 (28.4% 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 91 days. Have you received any prior offers? Is the seller open to a 28% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 11.6

CMA / ARV

• ARV (median comp): $325,837
• List price: $274,770
• Delta: -15.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
891 Nottingham Dr	0.23mi	4/3.0	1,614 (-4%)	2mo	$320,000	$198	79
200 Brookwood Xing	0.08mi	4/2.5	1,825 (+9%)	6mo	$335,000	$184	76
183 Brookwood Xing	0.06mi	4/2.5	1,825 (+9%)	12mo	$349,000	$191	73
246 Hudson Cir	0.42mi	3/3.0 (-1)	1,701 (+1%)	3mo	$334,000	$196	69
359 Cassidy Trl	0.28mi	3/2.5 (-1)	1,688 (+0%)	23mo	$290,000	$172	62
100 Nottingham Dr	0.73mi	3/2.0 (-1)	1,575 (-6%)	10mo	$262,500	$167	40
175 Hudson Cir	0.32mi	3/3.0 (-1)	1,924 (+14%)	20mo	$324,000	$168	38
65 Ridgefield Dr	0.75mi	3/2.0 (-1)	1,893 (+13%)	2mo	$270,000	$143	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 · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.12×
• Total profit: $-67,672
• Equity at exit: $40,969

10-year hold

• IRR: -37.9%
• Equity multiple: -0.35×
• Total profit: $-103,492
• Equity at exit: $23,757

Cash invested: $76,936 (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 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 293
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$1,441
• Tax from tax record: −$234 /mo · $2,802/yr
• Insurance: −$114
• HOA: −$38
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-274

Break-even live

Break-even rent $2,313

Max offer price $226,435

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: $68,692
• Closing costs: $8,243
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 Brookwood Xing Douglasville, GA	3.0	2.0	1455	$1,749	$1.20	21d	1	0.13mi
24 Brookridge Ct Douglasville, GA	3.0	2.0	1502	$1,771	$1.18	19d	1	0.31mi
217 Robin Hood Dr Douglasville, GA	3.0	2.0	1118	$1,720	$1.54	43d	1	0.47mi
181 Halehaven Dr Douglasville, GA	3.0	2.0	1092	$1,690	$1.55	12d	1	0.52mi
376 Dillon Dr Douglasville, GA	3.0	2.0	1196	$1,750	$1.46	5d	1	0.57mi
376 Dillon Dr Douglasville, GA	3.0	2.0	1196	$1,725	$1.44	43d	1	0.57mi
86 Halehaven Dr Douglasville, GA	3.0	2.0	1332	$2,027	$1.52	2d	1	0.61mi
434 Robin Hood Dr Douglasville, GA	3.0	2.0	1394	$1,940	$1.39	43d	1	0.70mi
187 Sherwood Forest Dr Douglasville, GA	3.0	2.0	1233	$1,695	$1.37	24d	1	0.79mi
176 Shadow Wood Dr Douglasville, GA	3.0	1.5	1092	$1,886	$1.73	5d	1	0.79mi
222 Shadow Wood Dr Douglasville, GA	3.0	1.5	1118	$1,460	$1.31	43d	1	0.82mi
122 Sherwood Forest Dr Douglasville, GA	3.0	2.0	1394	$1,700	$1.22	43d	1	0.87mi
207 Cobblestone Ct Douglasville, GA	3.0	2.0	1104	$1,700	$1.54	1d	1	0.88mi
165 Bridge Lndg Douglasville, GA	3.0	2.0	1281	$1,729	$1.35	43d	1	1.21mi
313 Silverthorne Cir Douglasville, GA	3.0	2.0	1488	$2,033	$1.37	5d	1	1.27mi
580 River Walk Douglasville, GA	3.0	2.0	1406	$1,749	$1.24	5d	1	1.30mi
83 Seals Dr Dallas, GA	4.0	3.0	1769	$1,980	$1.12	43d	1	1.34mi
104 Legend Creek Holw Douglasville, GA	4.0	3.5	1801	$2,179	$1.21	21d	1	1.37mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 22 events

1. 2026-06-18
   days on market $274,770 Active 91 DOM
2. 2026-06-17
   days on market $274,770 Active 90 DOM
3. 2026-06-16
   days on market $274,770 Active 89 DOM
4. 2026-06-15
   days on market $274,770 Active 88 DOM
5. 2026-06-13
   days on market $274,770 Active 86 DOM
6. 2026-06-13
   days on market $274,770 Active 85 DOM
7. 2026-06-09
   days on market $274,770 Active 82 DOM
8. 2026-06-08
   days on market $274,770 Active 81 DOM
9. 2026-06-07
   days on market $274,770 Active 80 DOM
10. 2026-06-04
    days on market $274,770 Active 77 DOM
11. 2026-06-03
    days on market $274,770 Active 76 DOM
12. 2026-06-02
    days on market $274,770 Active 75 DOM
13. 2026-06-01
    days on market $274,770 Active 74 DOM
14. 2026-05-31
    days on market $274,770 Active 73 DOM
15. 2026-05-11
    price $274,770 648-char remark

    Show marketing remark (648 chars)

    Price Improvement. Step into this spacious two-story home offering comfort, value, and opportunity. The kitchen features granite countertops, stainless steel appliances, and plenty of space for cooking and gathering. With 4 bedrooms and 2.5 bathrooms, there’s room to grow, making it a great fit for a variety of lifestyles. The open layout provides a functional flow with a mix of laminate and carpet flooring, offering both style and comfort. A private backyard adds the perfect space to relax or entertain. Ideal for first-time homebuyers or savvy investors, this home presents a fantastic opportunity to build equity and make it your own.

16. 2026-04-14
    price $279,000 648-char remark

    Show marketing remark (648 chars)

    Price Improvement. Step into this spacious two-story home offering comfort, value, and opportunity. The kitchen features granite countertops, stainless steel appliances, and plenty of space for cooking and gathering. With 4 bedrooms and 2.5 bathrooms, there’s room to grow, making it a great fit for a variety of lifestyles. The open layout provides a functional flow with a mix of laminate and carpet flooring, offering both style and comfort. A private backyard adds the perfect space to relax or entertain. Ideal for first-time homebuyers or savvy investors, this home presents a fantastic opportunity to build equity and make it your own.

17. 2026-04-07
    price $305,000 648-char remark

    Show marketing remark (648 chars)

    Price Improvement. Step into this spacious two-story home offering comfort, value, and opportunity. The kitchen features granite countertops, stainless steel appliances, and plenty of space for cooking and gathering. With 4 bedrooms and 2.5 bathrooms, there’s room to grow, making it a great fit for a variety of lifestyles. The open layout provides a functional flow with a mix of laminate and carpet flooring, offering both style and comfort. A private backyard adds the perfect space to relax or entertain. Ideal for first-time homebuyers or savvy investors, this home presents a fantastic opportunity to build equity and make it your own.

18. 2026-03-18
    listed $315,500 Active 648-char remark

    Show marketing remark (648 chars)

    Price Improvement. Step into this spacious two-story home offering comfort, value, and opportunity. The kitchen features granite countertops, stainless steel appliances, and plenty of space for cooking and gathering. With 4 bedrooms and 2.5 bathrooms, there’s room to grow, making it a great fit for a variety of lifestyles. The open layout provides a functional flow with a mix of laminate and carpet flooring, offering both style and comfort. A private backyard adds the perfect space to relax or entertain. Ideal for first-time homebuyers or savvy investors, this home presents a fantastic opportunity to build equity and make it your own.

19. 2024-07-28
    historical $1,815
20. 2024-07-09
    listed $1,815
21. 2022-05-12
    price $1,915
22. 2018-01-08
    soldstatus $351,000

ⓘ 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: $2,802 · $234/mo
• Projected year-2 tax: $2,802 · $234/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 5/10 Major
• 🌡 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,595
• − Mortgage interest: −$15,391
• − Property taxes: −$2,802
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − HOA: −$456
• − Depreciation: −$7,993
• Taxable loss: −$8,197
• Est. tax savings @ 24.0%: +$1,967
• After-tax cash flow: $-1,316/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: Douglas County · 141,416 people
• City population: 27,220
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 47,580
• Household income: $76,574
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1339.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 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: ▼ -70.36%
• Current HPI: 243.9426
• Rent YoY: ▬ 0.03%
• 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

-21.7% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $274,770 FMLS
• 2026-04-14 Price Changed $279,000 FMLS
• 2026-04-07 Price Changed $305,000 FMLS
• 2026-03-18 Listed $315,500 FMLS
• 2024-07-28 Rental Removed $1,815 sunrentals
• 2024-07-09 Listed for Rent $1,815 sunrentals
• 2022-05-12 Price Changed $1,915 RENT.
• 2018-01-08 Sold (Public Records) $351,000 Public Records

Property tax history

+14.1%/yr

Latest (2025): $2,802 · -2.9% YoY. Source: county tax records.