355 Whitfield Dr · Dallas, GA 30132

$99,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 87 Days on market

Built 1957 0.94 ac lot $124/sqft · 36% below area Est $156k · 36% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 360 Whitfield Drive! This 2-bedroom, 1-bathroom home is an investor special with great potential and plenty of opportunity to add value. Whether you're looking to renovate, flip, or create a long-term rental, this property is a solid starting point. Situated on a generous 0.94+/- acre lot, this property offers ample space for expansion, outdoor living, or future improvements. The large lot provides privacy and flexibility, making it ideal for those looking to maximize the land's potential. The home features a functional layout with a cozy living area and a 2-car carport for convenient covered parking. With some updates and repairs, this property could truly shine. Located in Dallas, GA, you'll enjoy a quiet setting while still being just a short drive to shopping, dining, and local amenities. Don't miss this great investment opportunity-bring your vision and make this property your next success!

Key facts

• 2 car carport
• Large lot
• Quiet setting

Tags

• AMPLE SPACE
• LARGE LOT
• 2 CAR CARPORT
• QUIET SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

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: Dallas Elementary School (math 22% / reading 17%, grade F, #878 of 1,228 statewide, top 75%, 502 students, 74% FRL); Herschel Jones Middle School (math 24% / reading 33%, grade F, #260 of 470 statewide, top 56%, 807 students, 61% FRL); Paulding County High School (math 19% / reading 37%, grade F, #155 of 424 statewide, top 37%, 2,005 students, 48% FRL) — zoned schools average 61% FRL vs 33% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 40% district-wide (-15 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); 674 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $99k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.66% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.70%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (median comp): $155,582
• List price: $99,000
• Delta: -36.37%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.84% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.88×
• Total profit: $24,287
• Equity at exit: $14,761

10-year hold

• IRR: 29.1%
• Equity multiple: 3.45×
• Total profit: $67,913
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $663

Break-even live

Break-even rent $800

Max offer price $99,000

Occupancy floor 55%

Sensitivity live

Price	-10% $719	-5% $691	+0% $663	+5% $635	+10% $607
Rent	-10% $534	-5% $598	+0% $663	+5% $728	+10% $792
Rate	-1.0pp $713	-0.5pp $688	base $663	+0.5pp $637	+1.0pp $611

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Vernoy Aiken Rd Dallas, GA	2.0	1.0	900	$1,325	$1.47	45d	1	0.40mi
211 Hampton Dr Dallas, GA	3.0	2.0	1104	$1,760	$1.59	7d	1	0.89mi
211 Park St Unit B Dallas, GA	2.0	1.0	750	$1,350	$1.80	19d	1	0.99mi
165 Cole Lake Rd Dallas, GA	2.0	1.0	950	$3,500	$3.68	45d	1	1.32mi

Listing history 18 events

1. 2026-06-15
   status $99,000 Pending 87 DOM
2. 2026-06-15
   days on market $99,000 Active 87 DOM
3. 2026-06-13
   days on market $99,000 Active 85 DOM
4. 2026-06-13
   days on market $99,000 Active 84 DOM
5. 2026-06-09
   days on market $99,000 Active 81 DOM
6. 2026-06-08
   days on market $99,000 Active 80 DOM
7. 2026-06-07
   pricedays on market $99,000 Active 79 DOM
8. 2026-06-04
   days on market $110,000 Active 76 DOM
9. 2026-06-03
   days on market $110,000 Active 75 DOM
10. 2026-06-02
    days on market $110,000 Active 74 DOM
11. 2026-06-01
    days on market $110,000 Active 73 DOM
12. 2026-05-31
    days on market $110,000 Active 72 DOM
13. 2026-05-19
    status Under Contract 924-char remark

    Show marketing remark (948 chars)

    Welcome home to 360 Whitfield Drive! This 2-bedroom, 1-bathroom home is an investor special with great potential and plenty of opportunity to add value. Whether you're looking to renovate, flip, or create a long-term rental, this property is a solid starting point. Situated on a generous 0.94+/- acre lot, this property offers ample space for expansion, outdoor living, or future improvements. The large lot provides privacy and flexibility, making it ideal for those looking to maximize the land’s potential. The home features a functional layout with a cozy living area and a 2-car carport for convenient covered parking. With some updates and repairs, this property could truly shine. Located in Dallas, GA, you’ll enjoy a quiet setting while still being just a short drive to shopping, dining, and local amenities. Don’t miss this great investment opportunity—bring your vision and make this property your next success!

14. 2026-05-19
    status Pending 948-char remark

    Show marketing remark (948 chars)

    Welcome home to 360 Whitfield Drive! This 2-bedroom, 1-bathroom home is an investor special with great potential and plenty of opportunity to add value. Whether you're looking to renovate, flip, or create a long-term rental, this property is a solid starting point. Situated on a generous 0.94+/- acre lot, this property offers ample space for expansion, outdoor living, or future improvements. The large lot provides privacy and flexibility, making it ideal for those looking to maximize the land’s potential. The home features a functional layout with a cozy living area and a 2-car carport for convenient covered parking. With some updates and repairs, this property could truly shine. Located in Dallas, GA, you’ll enjoy a quiet setting while still being just a short drive to shopping, dining, and local amenities. Don’t miss this great investment opportunity—bring your vision and make this property your next success!

15. 2026-03-06
    listed $110,000 New 924-char remark

    Show marketing remark (948 chars)

    Welcome home to 360 Whitfield Drive! This 2-bedroom, 1-bathroom home is an investor special with great potential and plenty of opportunity to add value. Whether you're looking to renovate, flip, or create a long-term rental, this property is a solid starting point. Situated on a generous 0.94+/- acre lot, this property offers ample space for expansion, outdoor living, or future improvements. The large lot provides privacy and flexibility, making it ideal for those looking to maximize the land’s potential. The home features a functional layout with a cozy living area and a 2-car carport for convenient covered parking. With some updates and repairs, this property could truly shine. Located in Dallas, GA, you’ll enjoy a quiet setting while still being just a short drive to shopping, dining, and local amenities. Don’t miss this great investment opportunity—bring your vision and make this property your next success!

16. 2026-03-06
    listed $110,000 Active 948-char remark

    Show marketing remark (948 chars)

    Welcome home to 360 Whitfield Drive! This 2-bedroom, 1-bathroom home is an investor special with great potential and plenty of opportunity to add value. Whether you're looking to renovate, flip, or create a long-term rental, this property is a solid starting point. Situated on a generous 0.94+/- acre lot, this property offers ample space for expansion, outdoor living, or future improvements. The large lot provides privacy and flexibility, making it ideal for those looking to maximize the land’s potential. The home features a functional layout with a cozy living area and a 2-car carport for convenient covered parking. With some updates and repairs, this property could truly shine. Located in Dallas, GA, you’ll enjoy a quiet setting while still being just a short drive to shopping, dining, and local amenities. Don’t miss this great investment opportunity—bring your vision and make this property your next success!

17. 2025-12-01
    soldstatus $64,000
18. 1995-04-04
    soldstatus $22,000

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$56/yr (+$5/mo · 6.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $19,666
• − Mortgage interest: −$5,546
• − Property taxes: −$855
• − Insurance: −$495
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$2,880
• Taxable income: $6,744
• Est. tax owed @ 24.0%: −$1,619
• After-tax cash flow: $6,338/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

• Census place: Dallas, GA
• 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

+400.0% since first listed

6 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-05-19 Pending — FMLS
• 2026-03-06 Listed $110,000 FMLS
• 2026-03-06 Listed $110,000 GAMLS
• 2025-12-01 Sold (Public Records) $64,000 Public Records
• 1995-04-04 Sold (Public Records) $22,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $855 · +3.0% YoY. Source: county tax records.