229 Oak Landing Dr · Hiram, GA 30134

$217,500

3 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 60 Days on market

Built 1993 0.46 ac lot $141/sqft · 24% below area Est $287k · 24% under

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Why this score? — see what drove the C- 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3-bedroom, 2-bath home offering a bright, open layout and comfortable single-level living. The spacious family room flows easily into the dining area and kitchen, creating a functional space for everyday living. The kitchen features ample cabinetry and counter space, with room for meal prep and storage. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the patio overlooking a level backyard-ideal for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major commuter routes.

Key facts

• Ample cabinetry
• Private bath
• Level backyard

Tags

• OPEN LAYOUT
• SPACIOUS FAMILY ROOM
• AMPLE CABINETRY
• PRIVATE BATH
• GENEROUS CLOSET SPACE
• LEVEL BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $79 ($947/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (9.8% below list).
• Recommended offer: $196k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $7k 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 60 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $218k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $196,269 (9.8% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (median comp): $287,433
• List price: $217,500
• Delta: -24.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Oak Landing Cir	0.02mi	3/2.0	1,502 (-2%)	4mo	$285,600	$190	92
67 Oak Landing Way	0.14mi	3/2.0	1,543 (+0%)	11mo	$289,000	$187	84
473 Oak Landing Cir	0.23mi	3/2.0	1,502 (-2%)	9mo	$280,000	$186	78
380 Oak Landing Cir	0.20mi	3/2.0	1,502 (-2%)	13mo	$263,000	$175	76
340 Garretts Dr	0.57mi	3/2.5	1,432 (-7%)	7mo	$295,000	$206	54
261 Garretts Dr	0.67mi	3/2.5	1,346 (-12%)	2mo	$269,900	$201	44
239 Clear Brook Trl	0.71mi	4/3.0 (+1)	1,615 (+5%)	8mo	$310,000	$192	43

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: -17.1%
• Equity multiple: 0.41×
• Total profit: $-35,905
• Equity at exit: $32,430

10-year hold

• IRR: -15.7%
• Equity multiple: 0.23×
• Total profit: $-46,779
• Equity at exit: $18,805

Cash invested: $60,900 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,141
• Tax from tax record: −$240 /mo · $2,885/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $79

Break-even live

Break-even rent $1,863

Max offer price $217,500

Occupancy floor 91%

Sensitivity live

Price	-10% $202	-5% $140	+0% $79	+5% $17	+10% $-44
Rent	-10% $-76	-5% $1	+0% $79	+5% $156	+10% $234
Rate	-1.0pp $188	-0.5pp $134	base $79	+0.5pp $23	+1.0pp $-35

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Oak Landing Dr Douglasville, GA	3.0	2.0	1712	$1,935	$1.13	6d	1	0.19mi
48 Bethnal Way Douglasville, GA	4.0	2.5	1790	$1,890	$1.06	44d	1	0.45mi
134 Oak Landing Dr S Douglasville, GA	3.0	2.0	1482	$1,855	$1.25	17d	1	0.47mi
281 Bakers Bridge Cir Douglasville, GA	3.0	2.0	1228	$1,645	$1.34	22d	1	0.87mi
313 Silverthorne Cir Douglasville, GA	3.0	2.0	1488	$2,033	$1.37	6d	1	1.13mi
222 Shadow Wood Dr Douglasville, GA	3.0	1.5	1118	$1,460	$1.31	44d	1	1.14mi
550 Austin Bridge Rd Douglasville, GA	3.0	2.0	1325	$1,675	$1.26	6d	1	1.19mi
176 Shadow Wood Dr Douglasville, GA	3.0	1.5	1092	$1,886	$1.73	6d	1	1.20mi
104 Legend Creek Holw Douglasville, GA	4.0	3.5	1801	$2,179	$1.21	22d	1	1.21mi
86 Halehaven Dr Douglasville, GA	3.0	2.0	1332	$2,027	$1.52	3d	1	1.43mi
300 Austin Dr Douglasville, GA	4.0	2.0	1699	$1,990	$1.17	22d	1	1.50mi

Listing history 21 events

1. 2026-05-13
   price $217,500 656-char remark

   Show marketing remark (662 chars)

   Welcome to this 3-bedroom, 2-bath home offering a bright, open layout and comfortable single-level living. The spacious family room flows easily into the dining area and kitchen, creating a functional space for everyday living. The kitchen features ample cabinetry and counter space, with room for meal prep and storage. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the patio overlooking a level backyard—ideal for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major commuter routes.

2. 2026-05-13
   price $217,500 662-char remark

   Show marketing remark (662 chars)

   Welcome to this 3-bedroom, 2-bath home offering a bright, open layout and comfortable single-level living. The spacious family room flows easily into the dining area and kitchen, creating a functional space for everyday living. The kitchen features ample cabinetry and counter space, with room for meal prep and storage. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the patio overlooking a level backyard—ideal for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major commuter routes.

3. 2026-04-23
   status Back On Market 656-char remark

   Show marketing remark (662 chars)

   Welcome to this 3-bedroom, 2-bath home offering a bright, open layout and comfortable single-level living. The spacious family room flows easily into the dining area and kitchen, creating a functional space for everyday living. The kitchen features ample cabinetry and counter space, with room for meal prep and storage. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the patio overlooking a level backyard—ideal for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major commuter routes.

4. 2026-04-23
   status Active 662-char remark

   Show marketing remark (662 chars)

   Welcome to this 3-bedroom, 2-bath home offering a bright, open layout and comfortable single-level living. The spacious family room flows easily into the dining area and kitchen, creating a functional space for everyday living. The kitchen features ample cabinetry and counter space, with room for meal prep and storage. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the patio overlooking a level backyard—ideal for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major commuter routes.

5. 2026-04-15
   status Under Contract 656-char remark

   Show marketing remark (662 chars)

   Welcome to this 3-bedroom, 2-bath home offering a bright, open layout and comfortable single-level living. The spacious family room flows easily into the dining area and kitchen, creating a functional space for everyday living. The kitchen features ample cabinetry and counter space, with room for meal prep and storage. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the patio overlooking a level backyard—ideal for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major commuter routes.

6. 2026-04-15
   status Pending 662-char remark

   Show marketing remark (662 chars)

   Welcome to this 3-bedroom, 2-bath home offering a bright, open layout and comfortable single-level living. The spacious family room flows easily into the dining area and kitchen, creating a functional space for everyday living. The kitchen features ample cabinetry and counter space, with room for meal prep and storage. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the patio overlooking a level backyard—ideal for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major commuter routes.

7. 2026-04-08
   price $225,000 656-char remark

   Show marketing remark (662 chars)

   Welcome to this 3-bedroom, 2-bath home offering a bright, open layout and comfortable single-level living. The spacious family room flows easily into the dining area and kitchen, creating a functional space for everyday living. The kitchen features ample cabinetry and counter space, with room for meal prep and storage. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the patio overlooking a level backyard—ideal for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major commuter routes.

8. 2026-04-08
   price $225,000 662-char remark

   Show marketing remark (662 chars)

   Welcome to this 3-bedroom, 2-bath home offering a bright, open layout and comfortable single-level living. The spacious family room flows easily into the dining area and kitchen, creating a functional space for everyday living. The kitchen features ample cabinetry and counter space, with room for meal prep and storage. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the patio overlooking a level backyard—ideal for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major commuter routes.

9. 2026-03-19
   listed $235,000 New 656-char remark

   Show marketing remark (662 chars)

   Welcome to this 3-bedroom, 2-bath home offering a bright, open layout and comfortable single-level living. The spacious family room flows easily into the dining area and kitchen, creating a functional space for everyday living. The kitchen features ample cabinetry and counter space, with room for meal prep and storage. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the patio overlooking a level backyard—ideal for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major commuter routes.

10. 2026-03-19
    listed $235,000 Active 662-char remark

    Show marketing remark (662 chars)

    Welcome to this 3-bedroom, 2-bath home offering a bright, open layout and comfortable single-level living. The spacious family room flows easily into the dining area and kitchen, creating a functional space for everyday living. The kitchen features ample cabinetry and counter space, with room for meal prep and storage. The primary suite includes a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the patio overlooking a level backyard—ideal for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major commuter routes.

11. 2026-03-06
    historical $1,809
12. 2026-03-03
    price $1,809
13. 2026-02-25
    price $1,829
14. 2026-01-31
    listed $1,849
15. 2018-12-20
    soldstatus $145,000
16. 2018-12-18
    soldstatus $145,000 Sold
17. 2018-11-29
    status Pending
18. 2018-11-15
    listed $167,990 Active
19. 2003-08-08
    soldstatus $127,100
20. 1993-08-30
    soldstatus $86,700
21. 1993-02-09
    soldstatus $13,000

ⓘ 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: $2,885 · $240/mo
• Projected year-2 tax: $2,885 · $240/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 ≥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: $23,552
• − Mortgage interest: −$12,183
• − Property taxes: −$2,885
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$6,327
• Taxable loss: −$2,699
• Est. tax savings @ 24.0%: +$648
• After-tax cash flow: $1,595/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

+1573.1% since first listed

21 events — show timeline

• 2026-05-13 Price Changed $217,500 GAMLS
• 2026-05-13 Price Changed $217,500 FMLS
• 2026-04-23 Relisted — GAMLS
• 2026-04-23 Relisted — FMLS
• 2026-04-15 Pending — GAMLS
• 2026-04-15 Pending — FMLS
• 2026-04-08 Price Changed $225,000 GAMLS
• 2026-04-08 Price Changed $225,000 FMLS
• 2026-03-19 Listed $235,000 FMLS
• 2026-03-19 Listed $235,000 GAMLS
• 2026-03-06 Rental Removed $1,809 Tricon
• 2026-03-03 Price Changed $1,809 Tricon
• 2026-02-25 Price Changed $1,829 Tricon
• 2026-01-31 Listed for Rent $1,849 Tricon
• 2018-12-20 Sold (Public Records) $145,000 Public Records
• 2018-12-18 Sold (MLS) $145,000 FMLS
• 2018-11-29 Pending — FMLS
• 2018-11-15 Listed $167,990 FMLS
• 2003-08-08 Sold (Public Records) $127,100 Public Records
• 1993-08-30 Sold (Public Records) $86,700 Public Records
• 1993-02-09 Sold (Public Records) $13,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,885 · +0.0% YoY. Source: county tax records.