4028 Nations Dr · Douglasville, GA 30135

$323,000

5 bd · 3.0 ba · 2,616 sqft · SingleFamily public records · 42 Days on market

Built 1976 0.47 ac lot Est $343k · 6% 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 +26.3/30.0
• ARV discount +10.1/15.0
• DSCR +8.9/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of 4028 Nations Dr, a property that boasts a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch. The primary bedroom is a haven of comfort, featuring a spacious walk-in closet for all your storage needs. Step outside to a welcoming patio, ideal for entertaining or simply enjoying a quiet moment. The property also features a private in-ground pool, a perfect spot for relaxation and fun. The fenced-in backyard ensures your peace and tranquility. The fresh interior paint gives the home a clean, updated look. Experience the comfort and convenience of this beautiful property.. Included 100-Day Home Warranty with buyer activation

Key facts

• Walk-in closet
• Fenced-in backyard
• Fresh interior paint

Tags

• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• PRIVATE IN-GROUND POOL
• FENCED-IN BACKYARD
• FRESH INTERIOR PAINT

Property features AI

Exterior

• Parking: Attached garage and driveway parking; Two garage spaces; Open parking available
• Utilities: Public water; Septic tank sewer; 110-volt electric; Electricity available
• Home design: One-level home; Brick veneer with brick on all four sides construction; Composition roof; Slab foundation; Resale property
• Construction: Built with brick veneer and brick 4 sides; Composition roof; Slab foundation
• Exterior features: Private pool; Wood fencing; Other exterior features

Interior

• Kitchen: Stone countertops; Gas range
• Bedrooms: Three main-level bedrooms; Two upper-level bedrooms; Primary bedroom located on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: Three full bathrooms; Two bathrooms on the main level; One full bathroom on the upper level; Master bathroom with shower-only configuration and other features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace in the living room; No shared/common walls; Other interior features
• Laundry & utility: Main-level laundry; Other laundry features

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $323k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $323k).
• Recommended offer: $313k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.5% in Douglasville — 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 71/100 on livability (#82 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime F, amenities F.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bill Arp Elementary School (math 30% / reading 31%, grade F, #620 of 1,228 statewide, top 51%, 610 students, 72% FRL); Mason Creek Middle School (math 28% / reading 42%, grade F, #191 of 470 statewide, top 41%, 879 students, 64% FRL); Alexander High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,823 students, 41% FRL).
• Market conditions: Rents flat; 595 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).
• This rent runs 45% of the median local income ($95k/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 $10k of value loss. Plan a longer hold.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($313k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $205k; list at $323k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $313,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $342,696
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4028 Nations Dr	0.00mi	5/3.0	2,616 (0%)	0mo	$327,840	$125	100
3741 100 Rd	0.56mi	4/3.0 (-1)	2,483 (-5%)	7mo	$440,000	$177	55
6955 Pompas Ct	0.70mi	4/2.5 (-1)	2,622 (+0%)	10mo	$327,000	$125	51
3706 Sherwood Dr	0.59mi	4/2.0 (-1)	2,292 (-12%)	3mo	$316,300	$138	40
6404 Shore Dr	0.73mi	4/3.0 (-1)	2,740 (+5%)	22mo	$360,000	$131	35

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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.90×
• Total profit: $-9,375
• Equity at exit: $48,160

10-year hold

• IRR: 3.6%
• Equity multiple: 1.23×
• Total profit: $20,944
• Equity at exit: $27,927

Cash invested: $90,440 (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 30135

• Rents YoY: 0.1%
• Active inventory: 595
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,507 medium
• Mortgage (P&I): −$1,694
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $834

Break-even live

Break-even rent $2,451

Max offer price $323,000

Occupancy floor 71%

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: $80,750
• Closing costs: $9,690
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6207 Moss Dr Douglasville, GA	5.0	3.0	2085	$5,500	$2.64	43d	1	0.94mi
6265 E Shore Cir Douglasville, GA	4.0	2.0	2472	$2,050	$0.83	5d	1	0.96mi

Listing history 16 events

1. 2026-05-01
   status Under Contract 750-char remark

   Show marketing remark (750 chars)

   Discover the charm of 4028 Nations Dr, a property that boasts a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch. The primary bedroom is a haven of comfort, featuring a spacious walk-in closet for all your storage needs. Step outside to a welcoming patio, ideal for entertaining or simply enjoying a quiet moment. The property also features a private in-ground pool, a perfect spot for relaxation and fun. The fenced-in backyard ensures your peace and tranquility. The fresh interior paint gives the home a clean, updated look. Experience the comfort and convenience of this beautiful property.. Included 100-Day Home Warranty with buyer activation

2. 2026-05-01
   status Pending

   Show marketing remark (750 chars)

   Discover the charm of 4028 Nations Dr, a property that boasts a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch. The primary bedroom is a haven of comfort, featuring a spacious walk-in closet for all your storage needs. Step outside to a welcoming patio, ideal for entertaining or simply enjoying a quiet moment. The property also features a private in-ground pool, a perfect spot for relaxation and fun. The fenced-in backyard ensures your peace and tranquility. The fresh interior paint gives the home a clean, updated look. Experience the comfort and convenience of this beautiful property.. Included 100-Day Home Warranty with buyer activation

3. 2026-03-29
   status Active

   Show marketing remark (750 chars)

   Discover the charm of 4028 Nations Dr, a property that boasts a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch. The primary bedroom is a haven of comfort, featuring a spacious walk-in closet for all your storage needs. Step outside to a welcoming patio, ideal for entertaining or simply enjoying a quiet moment. The property also features a private in-ground pool, a perfect spot for relaxation and fun. The fenced-in backyard ensures your peace and tranquility. The fresh interior paint gives the home a clean, updated look. Experience the comfort and convenience of this beautiful property.. Included 100-Day Home Warranty with buyer activation

4. 2026-03-29
   status Back On Market 750-char remark

   Show marketing remark (750 chars)

   Discover the charm of 4028 Nations Dr, a property that boasts a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch. The primary bedroom is a haven of comfort, featuring a spacious walk-in closet for all your storage needs. Step outside to a welcoming patio, ideal for entertaining or simply enjoying a quiet moment. The property also features a private in-ground pool, a perfect spot for relaxation and fun. The fenced-in backyard ensures your peace and tranquility. The fresh interior paint gives the home a clean, updated look. Experience the comfort and convenience of this beautiful property.. Included 100-Day Home Warranty with buyer activation

5. 2026-03-22
   status Under Contract 750-char remark

   Show marketing remark (750 chars)

   Discover the charm of 4028 Nations Dr, a property that boasts a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch. The primary bedroom is a haven of comfort, featuring a spacious walk-in closet for all your storage needs. Step outside to a welcoming patio, ideal for entertaining or simply enjoying a quiet moment. The property also features a private in-ground pool, a perfect spot for relaxation and fun. The fenced-in backyard ensures your peace and tranquility. The fresh interior paint gives the home a clean, updated look. Experience the comfort and convenience of this beautiful property.. Included 100-Day Home Warranty with buyer activation

6. 2026-03-22
   status Pending

   Show marketing remark (750 chars)

   Discover the charm of 4028 Nations Dr, a property that boasts a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch. The primary bedroom is a haven of comfort, featuring a spacious walk-in closet for all your storage needs. Step outside to a welcoming patio, ideal for entertaining or simply enjoying a quiet moment. The property also features a private in-ground pool, a perfect spot for relaxation and fun. The fenced-in backyard ensures your peace and tranquility. The fresh interior paint gives the home a clean, updated look. Experience the comfort and convenience of this beautiful property.. Included 100-Day Home Warranty with buyer activation

7. 2026-03-13
   listed $323,000 Active
8. 2026-03-12
   listed $323,000 New 750-char remark

   Show marketing remark (750 chars)

   Discover the charm of 4028 Nations Dr, a property that boasts a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, equipped with all stainless steel appliances that add a modern touch. The primary bedroom is a haven of comfort, featuring a spacious walk-in closet for all your storage needs. Step outside to a welcoming patio, ideal for entertaining or simply enjoying a quiet moment. The property also features a private in-ground pool, a perfect spot for relaxation and fun. The fenced-in backyard ensures your peace and tranquility. The fresh interior paint gives the home a clean, updated look. Experience the comfort and convenience of this beautiful property.. Included 100-Day Home Warranty with buyer activation

9. 2019-11-12
   soldstatus $205,000
10. 2019-11-05
    soldstatus $205,000 Closed 354-char remark

    Show marketing remark (354 chars)

    This Hot Summer is not over until you jump into your own POOL! Large 1.5 story brick home! 5 bedrooms, 3 bathrooms, Large kitchen and dining rooms. Hardwood and tile floors on the main level. There is a bonus room over the garage if you need even more space! Giant front porch is AMAZING! Great school district and just waiting for it's new family!

11. 2019-11-05
    soldstatus $205,000 Sold

    Show marketing remark (354 chars)

    This Hot Summer is not over until you jump into your own POOL! Large 1.5 story brick home! 5 bedrooms, 3 bathrooms, Large kitchen and dining rooms. Hardwood and tile floors on the main level. There is a bonus room over the garage if you need even more space! Giant front porch is AMAZING! Great school district and just waiting for it's new family!

12. 2019-08-29
    status Under Contract

    Show marketing remark (354 chars)

    This Hot Summer is not over until you jump into your own POOL! Large 1.5 story brick home! 5 bedrooms, 3 bathrooms, Large kitchen and dining rooms. Hardwood and tile floors on the main level. There is a bonus room over the garage if you need even more space! Giant front porch is AMAZING! Great school district and just waiting for it's new family!

13. 2019-08-29
    status Pending 354-char remark

    Show marketing remark (354 chars)

    This Hot Summer is not over until you jump into your own POOL! Large 1.5 story brick home! 5 bedrooms, 3 bathrooms, Large kitchen and dining rooms. Hardwood and tile floors on the main level. There is a bonus room over the garage if you need even more space! Giant front porch is AMAZING! Great school district and just waiting for it's new family!

14. 2019-08-22
    listed $209,000 Active 354-char remark

    Show marketing remark (354 chars)

    This Hot Summer is not over until you jump into your own POOL! Large 1.5 story brick home! 5 bedrooms, 3 bathrooms, Large kitchen and dining rooms. Hardwood and tile floors on the main level. There is a bonus room over the garage if you need even more space! Giant front porch is AMAZING! Great school district and just waiting for it's new family!

15. 2019-08-22
    listed $209,000 New

    Show marketing remark (354 chars)

    This Hot Summer is not over until you jump into your own POOL! Large 1.5 story brick home! 5 bedrooms, 3 bathrooms, Large kitchen and dining rooms. Hardwood and tile floors on the main level. There is a bonus room over the garage if you need even more space! Giant front porch is AMAZING! Great school district and just waiting for it's new family!

16. 1984-06-20
    soldstatus $46,200

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $2,972 · $248/mo
• Expected delta: +$1,673/yr (+$139/mo · 128.8%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,083
• − Mortgage interest: −$18,093
• − Property taxes: −$1,299
• − Insurance: −$1,615
• − Repairs & maintenance: −$3,367
• − Management: −$3,367
• − Depreciation: −$9,396
• Taxable income: $4,946
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $8,818/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: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Douglasville

• Score: 71/100
• State rank: #82
• US rank: #6971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Douglas County · 141,416 people
• City population: 114,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 66,800
• Household income: $94,526
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 890.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 2% Slovak 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -225.50%
• Current HPI: 223.9534
• Rent YoY: ▲ 0.08%
• 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

+599.1% since first listed

16 events — show timeline

• 2026-05-01 Pending — GAMLS
• 2026-05-01 Pending — FMLS
• 2026-03-29 Relisted — FMLS
• 2026-03-29 Relisted — GAMLS
• 2026-03-22 Pending — GAMLS
• 2026-03-22 Pending — FMLS
• 2026-03-13 Listed $323,000 FMLS
• 2026-03-12 Listed $323,000 GAMLS
• 2019-11-12 Sold (Public Records) $205,000 Public Records
• 2019-11-05 Sold (MLS) $205,000 GAMLS
• 2019-11-05 Sold (MLS) $205,000 FMLS
• 2019-08-29 Pending — GAMLS
• 2019-08-29 Pending — FMLS
• 2019-08-22 Listed $209,000 GAMLS
• 2019-08-22 Listed $209,000 FMLS
• 1984-06-20 Sold (Public Records) $46,200 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,299 · -64.1% YoY. Source: county tax records.