66 Freestone Ln · Dallas, GA 30132

$270,000

3 bd · 2.0 ba · 1,265 sqft · SingleFamily public records · 130 Days on market

Built 1990 0.46 ac lot $213/sqft · 10% above area Est $302k · 11% 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).

• ARV discount +12.3/15.0
• Cash flow +11.8/30.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch Home On A Full Basement!! Discover comfortable, stylish living in this ranch-style home with a full basement. An open floor plan showcases hardwood and tiles throughout, a bright kitchen with solid counter top and plenty of storage, and soaring high ceiling that create an airy, modern feel. Updated bathrooms include a large walkin shower for everyday luxury. Enjoy relaxing on the classic front porch or entertain on the private deck overlooking a fenced backyard. The full basement offers flexible space and a dedicated man cave in the basement - perfect for hobbies, media, or guest space. Thoughtful updates, smart flow, and indoor/outdoor appeal make this home move-in ready.

Key facts

• Bright kitchen
• High ceiling
• Large walkin shower

Tags

• FULL BASEMENT
• BRIGHT KITCHEN
• SOLID COUNTER TOP
• PLENTY OF STORAGE
• HIGH CEILING
• LARGE WALKIN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-73 ($-879/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (20.4% below list).
• Recommended offer: $215k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Wc Abney Elementary (math 49% / reading 49%, grade D, #280 of 1,228 statewide, top 23%, 1,270 students, 38% FRL); Lena Mae Moses Middle School (math 38% / reading 53%, grade D+, #97 of 470 statewide, top 22%, 907 students, 42% FRL); North Paulding High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 2,986 students, 21% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 674 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

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 130 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,894 (20.4% 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 130 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (median comp): $302,067
• List price: $270,000
• Delta: -10.62%
• 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
235 Peach Crossing Dr	0.13mi	3/2.0	1,280 (+1%)	6mo	$281,000	$220	87
31 Freestone Ln	0.05mi	3/2.0	1,233 (-2%)	13mo	$321,000	$260	83
248 Freestone Ln	0.20mi	3/2.0	1,254 (-1%)	11mo	$297,500	$237	80
191 Nectar Pl	0.18mi	3/2.0	1,232 (-3%)	9mo	$295,000	$239	80
118 Freestone Ln	0.06mi	3/2.0	1,232 (-3%)	21mo	$305,000	$248	75
299 Peach Crossing Dr	0.08mi	3/2.0	1,233 (-2%)	21mo	$310,000	$251	75
192 Peach Crossing Dr	0.19mi	3/2.0	1,232 (-3%)	18mo	$317,000	$257	72
115 Nectar Pl	0.18mi	4/2.0 (+1)	1,260 (-0%)	23mo	$312,000	$248	67
13 Nectar Pl	0.12mi	3/2.0	1,398 (+10%)	14mo	$325,000	$232	65
281 Peach Crossing Dr	0.09mi	3/2.0	1,152 (-9%)	22mo	$270,000	$234	63
281 Peach Crossing Dr	0.09mi	3/2.0	1,152 (-9%)	22mo	$270,000	$234	63
47 Peach Crossing Dr	0.31mi	3/2.0	1,172 (-7%)	16mo	$297,000	$253	60

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: -19.5%
• Equity multiple: 0.33×
• Total profit: $-50,923
• Equity at exit: $40,258

10-year hold

• IRR: -14.7%
• Equity multiple: 0.20×
• Total profit: $-60,396
• Equity at exit: $23,345

Cash invested: $75,600 (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: 674
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$243 /mo · $2,910/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-73

Break-even live

Break-even rent $2,242

Max offer price $257,059

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $3	+0% $-73	+5% $-150	+10% $-226
Rent	-10% $-243	-5% $-158	+0% $-73	+5% $12	+10% $97
Rate	-1.0pp $63	-0.5pp $-5	base $-73	+0.5pp $-143	+1.0pp $-214

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Nectar Pl Dallas, GA	3.0	2.0	1233	$1,895	$1.54	7d	1	0.12mi
72 Nectar Pl Dallas, GA	3.0	2.0	1233	$1,895	$1.54	3d	1	0.12mi
274 Peach Crossing Dr Dallas, GA	3.0	2.0	1233	$1,800	$1.46	45d	1	0.17mi
280 Brookview Dr Dallas, GA	3.0	2.0	1757	$1,975	$1.12	26d	1	0.65mi
313 Randy Way Dallas, GA	3.0	2.5	1694	$1,870	$1.10	17d	1	0.73mi
10 Silvercharm Way Dallas, GA	3.0–4.0	2.5	2082	$2,483	$1.19	0d	11	0.94mi

Listing history 12 events

1. 2026-05-18
   status Under Contract 687-char remark

   Show marketing remark (687 chars)

   Ranch Home On A Full Basement!! Discover comfortable, stylish living in this ranch-style home with a full basement. An open floor plan showcases hardwood and tiles throughout, a bright kitchen with solid counter top and plenty of storage, and soaring high ceiling that create an airy, modern feel. Updated bathrooms include a large walkin shower for everyday luxury. Enjoy relaxing on the classic front porch or entertain on the private deck overlooking a fenced backyard. The full basement offers flexible space and a dedicated man cave in the basement - perfect for hobbies, media, or guest space. Thoughtful updates, smart flow, and indoor/outdoor appeal make this home move-in ready.

2. 2026-04-17
   soldstatus $235,000
3. 2026-03-31
   historical
4. 2026-02-16
   price $270,000

   Show marketing remark (687 chars)

   Ranch Home On A Full Basement!! Discover comfortable, stylish living in this ranch-style home with a full basement. An open floor plan showcases hardwood and tiles throughout, a bright kitchen with solid counter top and plenty of storage, and soaring high ceiling that create an airy, modern feel. Updated bathrooms include a large walkin shower for everyday luxury. Enjoy relaxing on the classic front porch or entertain on the private deck overlooking a fenced backyard. The full basement offers flexible space and a dedicated man cave in the basement - perfect for hobbies, media, or guest space. Thoughtful updates, smart flow, and indoor/outdoor appeal make this home move-in ready.

5. 2026-02-16
   price $270,000 687-char remark

   Show marketing remark (687 chars)

   Ranch Home On A Full Basement!! Discover comfortable, stylish living in this ranch-style home with a full basement. An open floor plan showcases hardwood and tiles throughout, a bright kitchen with solid counter top and plenty of storage, and soaring high ceiling that create an airy, modern feel. Updated bathrooms include a large walkin shower for everyday luxury. Enjoy relaxing on the classic front porch or entertain on the private deck overlooking a fenced backyard. The full basement offers flexible space and a dedicated man cave in the basement - perfect for hobbies, media, or guest space. Thoughtful updates, smart flow, and indoor/outdoor appeal make this home move-in ready.

6. 2026-01-08
   listed $275,000 New 687-char remark

   Show marketing remark (687 chars)

   Ranch Home On A Full Basement!! Discover comfortable, stylish living in this ranch-style home with a full basement. An open floor plan showcases hardwood and tiles throughout, a bright kitchen with solid counter top and plenty of storage, and soaring high ceiling that create an airy, modern feel. Updated bathrooms include a large walkin shower for everyday luxury. Enjoy relaxing on the classic front porch or entertain on the private deck overlooking a fenced backyard. The full basement offers flexible space and a dedicated man cave in the basement - perfect for hobbies, media, or guest space. Thoughtful updates, smart flow, and indoor/outdoor appeal make this home move-in ready.

7. 2026-01-06
   listed $275,000 Active
8. 2025-12-22
   historical
9. 2025-12-01
   listed $260,000 Active
10. 1999-03-16
    soldstatus $92,900
11. 1995-03-03
    soldstatus $72,000
12. 1990-01-26
    soldstatus $70,550

ⓘ 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: $2,910 · $243/mo
• Projected year-2 tax: $2,910 · $243/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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $25,787
• − Mortgage interest: −$15,124
• − Property taxes: −$2,910
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$7,855
• Taxable loss: −$5,578
• Est. tax savings @ 24.0%: +$1,339
• After-tax cash flow: $460/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

+233.1% since first listed

12 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-04-17 Sold (Public Records) $235,000 Public Records
• 2026-03-31 Listing Removed — FMLS
• 2026-02-16 Price Changed $270,000 FMLS
• 2026-02-16 Price Changed $270,000 GAMLS
• 2026-01-08 Listed $275,000 GAMLS
• 2026-01-06 Listed $275,000 FMLS
• 2025-12-22 Listing Removed — FMLS
• 2025-12-01 Listed $260,000 FMLS
• 1999-03-16 Sold (Public Records) $92,900 Public Records
• 1995-03-03 Sold (Public Records) $72,000 Public Records
• 1990-01-26 Sold (Public Records) $70,550 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,910 · -0.3% YoY. Source: county tax records.