1420 Senator Rd · Hiram, GA 30134

$225,000

3 bd · 2.0 ba · 1,370 sqft · SingleFamily public records · 54 Days on market

Built 1998 0.76 ac lot Est $278k · 19% under $84/mo HOA · 4% 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 +15.0/15.0
• Cash flow +12.5/30.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• 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

MOTIVATED SELLER!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

Key facts

• 0.76 acre lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-33 ($-393/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (14.0% below list).
• Recommended offer: $194k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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+, crime 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: Connie Dugan Elementary School (math 43% / reading 31%, grade F, #485 of 1,228 statewide, top 41%, 662 students, 55% FRL); Irma C. Austin Middle School (math 38% / reading 45%, grade F, #132 of 470 statewide, top 28%, 792 students, 51% FRL); South Paulding High School (math 20% / reading 32%, grade F, #175 of 424 statewide, top 42%, 1,911 students, 36% FRL).
• Market conditions: Rents flat; 293 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 54 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $225k implies a 1264% gain — meaningful room to come down on a strong offer.

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 $193,518 (14.0% 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 54 days. Have you received any prior offers? Is the seller open to a 14% 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. 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $278,110
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1462 Senator Rd	0.05mi	3/2.0	1,535 (+12%)	7mo	$312,000	$203	72
43 Lakemoore Ct	0.35mi	3/2.0	1,248 (-9%)	10mo	$175,000	$140	60
227 Bridge Lndg	0.72mi	3/3.0	1,386 (+1%)	7mo	$310,000	$224	55
301 Bridge Lndg	0.71mi	3/3.0	1,409 (+3%)	6mo	$285,000	$202	53
440 Bridge Station Dr	0.48mi	4/2.0 (+1)	1,258 (-8%)	10mo	$270,000	$215	50
263 Bakers Bridge Cir	0.72mi	3/2.0	1,456 (+6%)	14mo	$265,000	$182	44
266 Bridge Trl	0.58mi	4/3.0 (+1)	1,415 (+3%)	19mo	$265,000	$187	42
115 Bruce Rd	0.59mi	3/1.0	1,200 (-12%)	14mo	$265,000	$221	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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-44,128
• Equity at exit: $33,548

10-year hold

• IRR: -22.7%
• Equity multiple: 0.00×
• Total profit: $-62,692
• Equity at exit: $19,454

Cash invested: $63,000 (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 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 293
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$204 /mo · $2,446/yr
• Insurance: −$94
• HOA: −$84
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-33

Break-even live

Break-even rent $1,977

Max offer price $219,217

Occupancy floor 97%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Stratford Dr Douglasville, GA	4.0	2.0	1770	$2,200	$1.24	1d	1	0.57mi
165 Bridge Lndg Douglasville, GA	3.0	2.0	1281	$1,729	$1.35	43d	1	0.74mi
281 Bakers Bridge Cir Douglasville, GA	3.0	2.0	1228	$1,645	$1.34	22d	1	0.74mi
313 Silverthorne Cir Douglasville, GA	3.0	2.0	1488	$2,033	$1.37	5d	1	0.77mi
321 Stratford Dr Douglasville, GA	4.0	2.0	1836	$2,099	$1.14	1d	1	0.83mi
580 River Walk Douglasville, GA	3.0	2.0	1406	$1,749	$1.24	5d	1	0.86mi
755 Abbington Ln Douglasville, GA	3.0	2.0	1672	$1,855	$1.11	20d	1	0.99mi
550 Austin Bridge Rd Douglasville, GA	3.0	2.0	1325	$1,675	$1.26	5d	1	1.15mi
134 Oak Landing Dr S Douglasville, GA	3.0	2.0	1482	$1,855	$1.25	16d	1	1.24mi
207 Cobblestone Ct Douglasville, GA	3.0	2.0	1104	$1,700	$1.54	1d	1	1.25mi
176 Shadow Wood Dr Douglasville, GA	3.0	1.5	1092	$1,886	$1.73	5d	1	1.31mi
222 Shadow Wood Dr Douglasville, GA	3.0	1.5	1118	$1,460	$1.31	43d	1	1.34mi
300 Austin Dr Douglasville, GA	4.0	2.0	1699	$1,990	$1.17	22d	1	1.35mi
86 Halehaven Dr Douglasville, GA	3.0	2.0	1332	$2,027	$1.52	2d	1	1.37mi
59 Wendy Way Douglasville, GA	3.0	2.0	1221	$1,725	$1.41	24d	1	1.37mi
85 Oak Landing Dr Douglasville, GA	3.0	2.0	1712	$1,935	$1.13	5d	1	1.44mi
181 Halehaven Dr Douglasville, GA	3.0	2.0	1092	$1,690	$1.55	12d	1	1.45mi

HOA detail

• Monthly dues: $84 · $1,008/yr

Listing history 12 events

1. 2026-03-27
   status Pending

   Show marketing remark (344 chars)

   MOTIVATED SELLER!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

2. 2026-03-27
   status Under Contract 344-char remark

   Show marketing remark (344 chars)

   MOTIVATED SELLER!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

3. 2026-03-17
   price $225,000 344-char remark

   Show marketing remark (344 chars)

   MOTIVATED SELLER!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

4. 2026-03-17
   price $225,000

   Show marketing remark (344 chars)

   MOTIVATED SELLER!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

5. 2026-03-11
   status Back On Market 344-char remark

   Show marketing remark (344 chars)

   MOTIVATED SELLER!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

6. 2026-03-11
   status Active

   Show marketing remark (344 chars)

   MOTIVATED SELLER!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

7. 2026-03-03
   status Under Contract 344-char remark

   Show marketing remark (344 chars)

   MOTIVATED SELLER!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

8. 2026-03-03
   status Pending

   Show marketing remark (344 chars)

   MOTIVATED SELLER!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

9. 2026-01-22
   listed $250,000 Active

   Show marketing remark (344 chars)

   MOTIVATED SELLER!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

10. 2026-01-22
    listed $250,000 New 344-char remark

    Show marketing remark (344 chars)

    MOTIVATED SELLER!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

11. 1997-09-24
    soldstatus $16,500
12. 1997-09-23
    soldstatus $14,500

ⓘ 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: $2,446 · $204/mo
• Projected year-2 tax: $2,446 · $204/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 4/10 Moderate 21% 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: $23,222
• − Mortgage interest: −$12,603
• − Property taxes: −$2,446
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$1,008
• − Depreciation: −$6,545
• Taxable loss: −$4,222
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $620/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

+1451.7% since first listed

12 events — show timeline

• 2026-03-27 Pending — FMLS
• 2026-03-27 Pending — GAMLS
• 2026-03-17 Price Changed $225,000 GAMLS
• 2026-03-17 Price Changed $225,000 FMLS
• 2026-03-11 Relisted — GAMLS
• 2026-03-11 Relisted — FMLS
• 2026-03-03 Pending — GAMLS
• 2026-03-03 Pending — FMLS
• 2026-01-22 Listed $250,000 GAMLS
• 2026-01-22 Listed $250,000 FMLS
• 1997-09-24 Sold (Public Records) $16,500 Public Records
• 1997-09-23 Sold (Public Records) $14,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,446 · -3.5% YoY. Source: county tax records.