265 Parkmont Way · Acworth, GA 30132

$350,000

3 bd · 2.5 ba · 2,535 sqft · SingleFamily public records · 45 Days on market

Built 2006 8,276 sqft lot $138/sqft · 16% below area Est $416k · 16% 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 +14.7/15.0
• Cash flow +7.6/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 265 Parkmont Way in Dallas, GA-a well-maintained home offering comfort, space, and convenience. This property features a functional floor plan with generous living areas, a bright kitchen with ample cabinetry, and a spacious primary suite. Secondary bedrooms provide flexibility for family, guests, or a home office. Enjoy outdoor living with a private backyard perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major roadways, this home is ideal for both homeowners and investors alike. Don't miss this great opportunity!

Key facts

• Bright kitchen
• Private backyard
• Conveniently located

Tags

• FUNCTIONAL FLOOR PLAN
• BRIGHT KITCHEN
• PRIVATE BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Concrete/paved road frontage; Directions available; Located in Paulding County, GA
• HOA & community: Homeowner association with an annual fee of $500; Community features: other

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available; Electric service: other
• Home design: Two levels; Resale property
• Construction: Wood siding construction; Shingle roof; Slab foundation; Built with other/unspecified details
• Exterior features: Wood fencing; Shed(s); Other exterior features

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Kitchen features: other
• Bedrooms: Three upper-level bedrooms; Bedroom features: other
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Gas cooling
• Interior features: One fireplace in the living room; No shared/common walls; Basement (other); Other interior features
• Laundry & utility: Laundry features: other

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (31.8% below list).
• Recommended offer: $239k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Acworth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#68 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: 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: North Paulding High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 2,986 students, 21% FRL).
• Zoned-school proficiency averages 24% at this address vs 40% district-wide (-16 pts) — the specific schools serving this property underperform the Paulding County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 652 active listings in the ZIP; 11 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).

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 45 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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.
• Current owner paid $278k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $238,769 (31.8% 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 45 days. Have you received any prior offers? Is the seller open to a 32% 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. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 12.2

CMA / ARV

• ARV (median comp): $416,174
• List price: $350,000
• Delta: -15.90%
• 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
126 Parkmont Way	0.15mi	3/2.5	2,429 (-4%)	3mo	$325,000	$134	83
125 Parkmont Ct	0.39mi	3/2.5	2,571 (+1%)	2mo	$325,000	$126	78
26 Laurel Branch Ct	0.31mi	4/2.5 (+1)	2,507 (-1%)	3mo	$360,000	$144	76
111 Teramont Ct	0.14mi	4/2.5 (+1)	2,234 (-12%)	0mo	$395,000	$177	68
607 Belmont Ln	0.47mi	4/2.5 (+1)	2,454 (-3%)	2mo	$415,000	$169	66
441 Belmont Ln	0.34mi	4/2.5 (+1)	2,717 (+7%)	3mo	$415,000	$153	65
1256 Cedarcrest Blvd	0.68mi	3/3.0	2,505 (-1%)	4mo	$572,367	$228	61
46 Heritage Ln	0.35mi	4/2.5 (+1)	2,289 (-10%)	4mo	$400,000	$175	60
53 Oak Crest Ct	0.57mi	3/2.0	2,400 (-5%)	4mo	$382,900	$160	59
32 Parkmont Ln	0.29mi	4/2.5 (+1)	2,200 (-13%)	1mo	$395,000	$180	58
214 Elivia Way	0.61mi	4/2.5 (+1)	2,434 (-4%)	4mo	$443,990	$182	56
529 Belmont Ln	0.41mi	4/2.5 (+1)	2,206 (-13%)	3mo	$399,000	$181	52

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: -26.4%
• Equity multiple: 0.12×
• Total profit: $-86,448
• Equity at exit: $52,186

10-year hold

• IRR: -27.6%
• Equity multiple: -0.24×
• Total profit: $-121,147
• Equity at exit: $30,262

Cash invested: $98,000 (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 30132

• Home prices YoY: -33.1%
• Rents YoY: 1.8%
• Active inventory: 652
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,388 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$286 /mo · $3,433/yr
• Insurance: −$146
• HOA: −$42
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-423

Break-even live

Break-even rent $2,923

Max offer price $275,260

Occupancy floor —

Sensitivity live

Price	-10% $-225	-5% $-324	+0% $-423	+5% $-522	+10% $-621
Rent	-10% $-612	-5% $-517	+0% $-423	+5% $-329	+10% $-234
Rate	-1.0pp $-247	-0.5pp $-334	base $-423	+0.5pp $-514	+1.0pp $-606

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Laurel Branch Ct Dallas, GA	3.0	2.5	3397	$2,095	$0.62	2d	1	0.39mi
167 Parkmont Ln Dallas, GA	4.0	2.5	3001	$2,496	$0.83	11d	1	0.42mi
187 Laurelcrest Ln Dallas, GA	4.0	2.5	1809	$2,195	$1.21	25d	1	0.61mi
72 Ryans Pt Dallas, GA	4.0	2.5	2834	$2,355	$0.83	44d	1	0.82mi
129 Stonewood Creek Ct Dallas, GA	4.0	3.0	2600	$2,150	$0.83	44d	1	0.92mi
221 Remington Ln Acworth, GA	4.0	2.0	1750	$4,600	$2.63	44d	1	1.02mi
24 Creekwater Dr Acworth, GA	4.0–5.0	2.5–3.0	2556	$2,983	$1.17	2d	9	1.06mi
194 Eastridge Way Dallas, GA	4.0	2.5	2288	$2,096	$0.92	13d	1	1.13mi
181 N Springs Dr Acworth, GA	3.0	2.0	1962	$1,975	$1.01	25d	1	1.19mi
268 Mary Wallace Way Dallas, GA	3.0	2.5	2620	$2,390	$0.91	44d	1	1.24mi
460 Highlander Way Acworth, GA	3.0	2.5	1847	$2,000	$1.08	25d	1	1.46mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 43 events

1. 2026-06-13
   statusdays on market $350,000 Pending 45 DOM

   Show marketing remark (569 chars)

   Welcome to 265 Parkmont Way in Dallas, GA-a well-maintained home offering comfort, space, and convenience. This property features a functional floor plan with generous living areas, a bright kitchen with ample cabinetry, and a spacious primary suite. Secondary bedrooms provide flexibility for family, guests, or a home office. Enjoy outdoor living with a private backyard perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major roadways, this home is ideal for both homeowners and investors alike. Don't miss this great opportunity!

2. 2026-06-13
   days on market $350,000 Active 44 DOM

   Show marketing remark (569 chars)

   Welcome to 265 Parkmont Way in Dallas, GA-a well-maintained home offering comfort, space, and convenience. This property features a functional floor plan with generous living areas, a bright kitchen with ample cabinetry, and a spacious primary suite. Secondary bedrooms provide flexibility for family, guests, or a home office. Enjoy outdoor living with a private backyard perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major roadways, this home is ideal for both homeowners and investors alike. Don't miss this great opportunity!

3. 2026-06-09
   days on market $350,000 Active 41 DOM
4. 2026-06-08
   days on market $350,000 Active 40 DOM
5. 2026-06-07
   days on market $350,000 Active 39 DOM
6. 2026-06-04
   days on market $350,000 Active 36 DOM
7. 2026-06-03
   days on market $350,000 Active 35 DOM
8. 2026-06-02
   days on market $350,000 Active 34 DOM
9. 2026-06-01
   days on market $350,000 Active 33 DOM
10. 2026-05-31
    days on market $350,000 Active 32 DOM
11. 2026-05-11
    price $350,000 569-char remark

    Show marketing remark (569 chars)

    Welcome to 265 Parkmont Way in Dallas, GA-a well-maintained home offering comfort, space, and convenience. This property features a functional floor plan with generous living areas, a bright kitchen with ample cabinetry, and a spacious primary suite. Secondary bedrooms provide flexibility for family, guests, or a home office. Enjoy outdoor living with a private backyard perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major roadways, this home is ideal for both homeowners and investors alike. Don't miss this great opportunity!

12. 2026-05-11
    price $350,000 581-char remark

    Show marketing remark (569 chars)

    Welcome to 265 Parkmont Way in Dallas, GA-a well-maintained home offering comfort, space, and convenience. This property features a functional floor plan with generous living areas, a bright kitchen with ample cabinetry, and a spacious primary suite. Secondary bedrooms provide flexibility for family, guests, or a home office. Enjoy outdoor living with a private backyard perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major roadways, this home is ideal for both homeowners and investors alike. Don't miss this great opportunity!

13. 2026-04-29
    listed $360,000 New 569-char remark

    Show marketing remark (569 chars)

    Welcome to 265 Parkmont Way in Dallas, GA-a well-maintained home offering comfort, space, and convenience. This property features a functional floor plan with generous living areas, a bright kitchen with ample cabinetry, and a spacious primary suite. Secondary bedrooms provide flexibility for family, guests, or a home office. Enjoy outdoor living with a private backyard perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major roadways, this home is ideal for both homeowners and investors alike. Don't miss this great opportunity!

14. 2026-04-29
    listed $360,000 Active 581-char remark

    Show marketing remark (569 chars)

    Welcome to 265 Parkmont Way in Dallas, GA-a well-maintained home offering comfort, space, and convenience. This property features a functional floor plan with generous living areas, a bright kitchen with ample cabinetry, and a spacious primary suite. Secondary bedrooms provide flexibility for family, guests, or a home office. Enjoy outdoor living with a private backyard perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major roadways, this home is ideal for both homeowners and investors alike. Don't miss this great opportunity!

15. 2023-11-27
    historical
16. 2023-07-25
    price $414,900
17. 2023-06-21
    listed $425,000 New
18. 2021-02-22
    soldstatus $278,000
19. 2021-02-18
    soldstatus $278,000 Closed
20. 2021-02-18
    soldstatus $278,000 Sold
21. 2021-01-20
    status Under Contract
22. 2021-01-20
    status Pending
23. 2021-01-15
    listed $278,000 Active
24. 2021-01-15
    listed $278,000 New
25. 2018-05-11
    soldstatus $320,000
26. 2016-06-01
    soldstatus $195,000
27. 2016-05-25
    price $189,900
28. 2016-05-24
    price $189,900
29. 2016-05-23
    price $195,000
30. 2016-05-23
    soldstatus $195,000 Sold
31. 2016-05-23
    soldstatus $195,000 Sold
32. 2016-05-17
    status Under Contract
33. 2016-04-04
    status Under Contract
34. 2016-04-03
    historical Contingent - Due Diligence
35. 2016-04-03
    price $195,000
36. 2016-03-29
    price $189,900
37. 2016-03-28
    price $189,900
38. 2016-03-11
    listed $199,900 New
39. 2016-03-10
    listed $199,900 Active
40. 2007-03-09
    soldstatus $183,900
41. 2007-01-11
    listed $193,900
42. 2006-10-17
    soldstatus $4,950,000
43. 2006-08-03
    soldstatus $1,922,000

ⓘ 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: $3,433 · $286/mo
• Projected year-2 tax: $3,433 · $286/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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $28,652
• − Mortgage interest: −$19,605
• − Property taxes: −$3,433
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − HOA: −$504
• − Depreciation: −$10,182
• Taxable loss: −$11,406
• Est. tax savings @ 24.0%: +$2,738
• After-tax cash flow: $-2,339/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 — Acworth

• Score: 72/100
• State rank: #68
• US rank: #6208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Paulding County · 134,013 people
• City population: 107,912
• 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

-81.8% since first listed

35 events — show timeline

• 2026-06-13 Pending — GAMLS
• 2026-06-13 Pending — FMLS
• 2026-05-11 Price Changed $350,000 GAMLS
• 2026-05-11 Price Changed $350,000 FMLS
• 2026-04-29 Listed $360,000 FMLS
• 2026-04-29 Listed $360,000 GAMLS
• 2023-11-27 Listing Removed — GAMLS
• 2023-07-25 Price Changed $414,900 GAMLS
• 2023-06-21 Listed $425,000 GAMLS
• 2021-02-22 Sold (Public Records) $278,000 Public Records
• 2021-02-18 Sold (MLS) $278,000 GAMLS
• 2021-02-18 Sold (MLS) $278,000 FMLS
• 2021-01-20 Pending — GAMLS
• 2021-01-20 Pending — FMLS
• 2021-01-15 Listed $278,000 GAMLS
• 2021-01-15 Listed $278,000 FMLS
• 2018-05-11 Sold (Public Records) $320,000 Public Records
• 2016-06-01 Sold (Public Records) $195,000 Public Records
• 2016-05-25 Price Changed $189,900 FMLS
• 2016-05-24 Price Changed $189,900 GAMLS
• 2016-05-23 Sold (MLS) $195,000 GAMLS
• 2016-05-23 Sold (MLS) $195,000 FMLS
• 2016-05-23 Price Changed $195,000 FMLS
• 2016-05-17 Pending — GAMLS
• 2016-04-04 Pending — GAMLS
• 2016-04-03 Contingent — FMLS
• 2016-04-03 Price Changed $195,000 GAMLS
• 2016-03-29 Price Changed $189,900 GAMLS
• 2016-03-28 Price Changed $189,900 FMLS
• 2016-03-11 Listed $199,900 GAMLS
• 2016-03-10 Listed $199,900 FMLS
• 2007-03-09 Sold (MLS) $183,900 FMLS
• 2007-01-11 Listed $193,900 FMLS
• 2006-10-17 Sold (Public Records) $4,950,000 Public Records
• 2006-08-03 Sold (Public Records) $1,922,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,433 · -1.2% YoY. Source: county tax records.