194 Fairview Oak Pl · Braswell, GA 30157

$229,900

3 bd · 2.0 ba · 1,279 sqft · SingleFamily public records · 132 Days on market

Built 2003 0.48 ac lot Est $280k · 18% 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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 194 Fairview Oak Pl in Dallas, GA! This charming 3-bedroom, 2-bath home offers 1,277 sq ft of comfortable, single-level living in a peaceful and well-kept community. Step inside to an inviting, open floor plan featuring a bright living area, a cozy dining space, and a functional kitchen perfect for everyday meals or entertaining. The spacious primary suite includes a private full bath, while two additional bedrooms provide flexibility for guests, a home office, or a growing family. Enjoy low-maintenance living with a manageable yard and convenient access to nearby shops, schools, parks, and major highways.

Key facts

• Open floor plan
• Manageable yard
• Convenient access

Tags

• OPEN FLOOR PLAN
• PRIVATE FULL BATH
• MANAGEABLE YARD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $73 ($879/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 $201k (12.5% below list).
• Recommended offer: $201k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.4% in Braswell — 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 60/100 on livability (#380 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• 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: Sara M. Ragsdale Elementary (math 37% / reading 36%, grade F, #509 of 1,228 statewide, top 42%, 604 students, 56% FRL); Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% 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 50% FRL vs 33% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.8%/yr); 614 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 132 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $230k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,065 (12.5% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $280,101
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Fairview Knl	0.35mi	3/2.0	1,279 (0%)	1mo	$279,900	$219	83
698 Fairview Dr	0.23mi	3/3.0	1,306 (+2%)	2mo	$257,000	$197	80
84 Fairview Knl	0.35mi	3/2.0	1,285 (+0%)	6mo	$279,900	$218	77
600 Fairview Dr	0.14mi	3/2.0	1,306 (+2%)	16mo	$290,000	$222	76
167 Fairview Oak Trl	0.33mi	3/2.0	1,280 (+0%)	10mo	$282,000	$220	76
236 Fairview Dr	0.30mi	3/2.0	1,230 (-4%)	12mo	$281,000	$228	70
119 Fred Poole Trce	0.10mi	3/2.0	1,337 (+4%)	24mo	$280,000	$209	68
1863 Gold Mine Rd	0.44mi	3/1.5	1,118 (-13%)	2mo	$240,000	$215	55

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-38,496
• Equity at exit: $34,279

10-year hold

• IRR: -16.0%
• Equity multiple: 0.22×
• Total profit: $-50,346
• Equity at exit: $19,878

Cash invested: $64,372 (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 30157

• Home prices YoY: -9.4%
• Rents YoY: -2.8%
• Active inventory: 614
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$214 /mo · $2,565/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $73

Break-even live

Break-even rent $1,918

Max offer price $229,900

Occupancy floor 91%

Sensitivity live

Price	-10% $203	-5% $138	+0% $73	+5% $8	+10% $-57
Rent	-10% $-86	-5% $-6	+0% $73	+5% $153	+10% $232
Rate	-1.0pp $189	-0.5pp $132	base $73	+0.5pp $14	+1.0pp $-47

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Fairview Oak Trce Dallas, GA	4.0	2.5	1679	$1,701	$1.01	3d	1	0.17mi

Listing history 34 events

1. 2026-06-21
   statusdays on market $229,900 Active 132 DOM
2. 2026-06-18
   status $229,900 Back On Market 129 DOM
3. 2026-04-27
   status Under Contract
4. 2026-04-17
   price $229,900
5. 2026-03-06
   price $244,900
6. 2026-02-22
   status Back On Market
7. 2026-02-16
   status Under Contract
8. 2026-01-30
   price $249,900
9. 2026-01-09
   price $254,900
10. 2025-12-13
    listed $259,900 New
11. 2025-11-28
    historical
12. 2025-11-28
    historical
13. 2025-10-02
    price $263,900
14. 2025-10-02
    price $263,900
15. 2025-09-12
    price $275,900
16. 2025-09-12
    price $275,900
17. 2025-09-04
    historical
18. 2025-09-03
    price $282,900
19. 2025-09-03
    price $282,900
20. 2025-08-22
    price $284,900
21. 2025-08-22
    price $284,900
22. 2025-07-28
    listed $289,900 Active
23. 2025-07-28
    listed $284,900 New
24. 2025-07-28
    listed $289,900 New
25. 2014-03-28
    soldstatus $80,000
26. 2014-03-21
    historical
27. 2014-03-13
    historical
28. 2014-03-12
    soldstatus $80,000 Sold
29. 2014-03-12
    soldstatus $80,000 Sold
30. 2013-08-21
    status Under Contract
31. 2013-08-14
    status Pending Offer Approval
32. 2013-08-14
    historical Pending Approval
33. 2013-08-07
    listed $80,000 New
34. 2013-08-07
    listed $80,000 Active

ⓘ 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: $2,565 · $214/mo
• Projected year-2 tax: $2,565 · $214/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $24,128
• − Mortgage interest: −$12,878
• − Property taxes: −$2,565
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$6,688
• Taxable loss: −$3,013
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $1,602/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 — Braswell

• Score: 60/100
• State rank: #380
• US rank: #19219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Paulding County · 134,013 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 53,445
• Household income: $93,625
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 375.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -34.28%
• Current HPI: 330.3487
• Rent YoY: ▼ -2.83%
• 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

+187.4% since first listed

32 events — show timeline

• 2026-04-27 Pending — GAMLS
• 2026-04-17 Price Changed $229,900 GAMLS
• 2026-03-06 Price Changed $244,900 GAMLS
• 2026-02-22 Relisted — GAMLS
• 2026-02-16 Pending — GAMLS
• 2026-01-30 Price Changed $249,900 GAMLS
• 2026-01-09 Price Changed $254,900 GAMLS
• 2025-12-13 Listed $259,900 GAMLS
• 2025-11-28 Listing Removed — GAMLS
• 2025-11-28 Listing Removed — FMLS
• 2025-10-02 Price Changed $263,900 GAMLS
• 2025-10-02 Price Changed $263,900 FMLS
• 2025-09-12 Price Changed $275,900 GAMLS
• 2025-09-12 Price Changed $275,900 FMLS
• 2025-09-04 Listing Removed — GAMLS
• 2025-09-03 Price Changed $282,900 GAMLS
• 2025-09-03 Price Changed $282,900 FMLS
• 2025-08-22 Price Changed $284,900 GAMLS
• 2025-08-22 Price Changed $284,900 FMLS
• 2025-07-28 Listed $289,900 GAMLS
• 2025-07-28 Listed $284,900 GAMLS
• 2025-07-28 Listed $289,900 FMLS
• 2014-03-28 Sold (Public Records) $80,000 Public Records
• 2014-03-21 Listing Removed — FMLS
• 2014-03-13 Listing Removed — GAMLS
• 2014-03-12 Sold (MLS) $80,000 GAMLS
• 2014-03-12 Sold (MLS) $80,000 FMLS
• 2013-08-21 Pending — GAMLS
• 2013-08-14 Pending — FMLS
• 2013-08-14 Contingent — GAMLS
• 2013-08-07 Listed $80,000 GAMLS
• 2013-08-07 Listed $80,000 FMLS

Property tax history

+3.0%/yr

Latest (2025): $2,565 · -0.0% YoY. Source: county tax records.