8516 Westchester Dr · Douglasville, GA 30134

$149,500

2 bd · 1.5 ba · 1,320 sqft · SingleFamily public records · 2 Days on market

Built 1987 2,757 sqft lot $113/sqft · 34% below area Est $225k · 34% 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• 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

No HOA! Great two bedroom townhome with tenants in place. Be close to I-20, grocery stores, and restaurants. Investment opportunity! There are 4 units for sale and can be sold as a bundle deal. Inquire with listing agent. Please do not disturb the tenants. All electric. The floors and systems were installed within last 3 years.

Key facts

• Two bedroom townhome
• Grocery stores
• Close to i-20

Tags

• TWO BEDROOM TOWNHOME
• CLOSE TO I-20
• GROCERY STORES
• RESTAURANTS
• INVESTMENT OPPORTUNITY
• ALL ELECTRIC

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.5% 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.
• Market conditions: Rents flat; 293 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $150k implies a 93% 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 $149,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $225,418
• List price: $149,500
• Delta: -33.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6262 Melrose Dr	0.15mi	3/2.0 (+1)	1,215 (-8%)	0mo	$260,000	$214	73
8546 Adair St	0.51mi	3/2.0 (+1)	1,300 (-2%)	6mo	$284,000	$218	61
8738 Campbellton St	0.52mi	3/2.0 (+1)	1,368 (+4%)	7mo	$250,000	$183	57
6253 Hospital Way	0.27mi	3/1.0 (+1)	1,136 (-14%)	2mo	$213,000	$188	55
8523 Duncan St	0.43mi	3/2.0 (+1)	1,444 (+9%)	3mo	$165,000	$114	55
6451 Katherine St	0.45mi	3/2.0 (+1)	1,258 (-5%)	14mo	$315,000	$250	53

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-11,697
• Equity at exit: $22,291

10-year hold

• IRR: -2.6%
• Equity multiple: 0.85×
• Total profit: $-6,429
• Equity at exit: $12,926

Cash invested: $41,860 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$784
• Tax from tax record: −$197 /mo · $2,364/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $272

Break-even live

Break-even rent $1,321

Max offer price $149,500

Occupancy floor 79%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6363 Melrose St Douglasville, GA	3.0	1.0	950	$1,550	$1.63	43d	1	0.24mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	3d	1	0.54mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	18d	1	0.84mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,395	$1.15	43d	1	0.84mi
4647 Big B Rd Douglasville, GA	3.0	1.5	1600	$1,570	$0.98	4d	1	0.86mi
6765 W Strickland St Unit B Douglasville, GA	2.0	2.0	978	$1,295	$1.32	2d	1	0.96mi
6787 Strickland St Douglasville, GA	1.0	1.0	950	$625	$0.66	43d	1	0.98mi
8040 Colquitt St Douglasville, GA	2.0	2.0	1046	$1,295	$1.24	20d	1	1.05mi
6297 Redcliff Dr Douglasville, GA	3.0	2.0	1223	$1,789	$1.46	16d	1	1.05mi
8424 Chicago Ave Douglasville, GA	2.0	2.0	880	$1,187	$1.35	43d	1	1.16mi
6314 New Gate Dr Douglasville, GA	3.0	2.5	1848	$1,980	$1.07	43d	1	1.21mi
1675 Dogwood Trl Douglasville, GA	3.0	2.0	1465	$1,780	$1.22	5d	1	1.24mi
3790 Denton Dr Unit 3790 Douglasville, GA	3.0	2.5	1805	$2,199	$1.22	24d	1	1.28mi
4031 Denton Dr Unit 4031 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	43d	1	1.28mi
3751 Denton Dr Unit 3751 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	43d	1	1.28mi
3970 Denton Dr Unit 3970 Douglasville, GA	3.0	2.5	1805	$2,299	$1.27	16d	1	1.28mi
4839 Lehigh Dr Douglasville, GA	2.0	2.0	1300	$4,500	$3.46	43d	1	1.32mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	16d	1	1.42mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	21d	1	1.42mi
4642 Elmhurst Dr Douglasville, GA	3.0	2.0	1385	$1,900	$1.37	3d	1	1.42mi
8288 Chicago Ave Douglasville, GA	2.0	2.0	1050	$1,510	$1.44	2d	1	1.45mi
7029 Branch Crossing Way Douglasville, GA	3.0	2.0	1338	$1,200	$0.90	18d	1	1.45mi
2501 Canter Ln Douglasville, GA	3.0	2.5	1710	$2,274	$1.33	2d	8	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $149,500 Active 2 DOM
2. 2026-06-17
   days on marketlisting id $149,500 Active 1 DOM
3. 2026-06-02
   days on market $149,500 Active 138 DOM
4. 2026-06-01
   days on market $149,500 Active 137 DOM
5. 2026-05-31
   days on market $149,500 Active 136 DOM
6. 2026-04-28
   price $160,000 329-char remark

   Show marketing remark (329 chars)

   No HOA! Great two bedroom townhome with tenants in place. Be close to I-20, grocery stores, and restaurants. Investment opportunity! There are 4 units for sale and can be sold as a bundle deal. Inquire with listing agent. Please do not disturb the tenants. All electric. The floors and systems were installed within last 3 years.

7. 2026-04-28
   price $160,000 329-char remark

   Show marketing remark (329 chars)

   No HOA! Great two bedroom townhome with tenants in place. Be close to I-20, grocery stores, and restaurants. Investment opportunity! There are 4 units for sale and can be sold as a bundle deal. Inquire with listing agent. Please do not disturb the tenants. All electric. The floors and systems were installed within last 3 years.

8. 2026-03-03
   price $173,900 329-char remark

   Show marketing remark (329 chars)

   No HOA! Great two bedroom townhome with tenants in place. Be close to I-20, grocery stores, and restaurants. Investment opportunity! There are 4 units for sale and can be sold as a bundle deal. Inquire with listing agent. Please do not disturb the tenants. All electric. The floors and systems were installed within last 3 years.

9. 2026-03-03
   price $173,900 329-char remark

   Show marketing remark (329 chars)

   No HOA! Great two bedroom townhome with tenants in place. Be close to I-20, grocery stores, and restaurants. Investment opportunity! There are 4 units for sale and can be sold as a bundle deal. Inquire with listing agent. Please do not disturb the tenants. All electric. The floors and systems were installed within last 3 years.

10. 2026-01-15
    listed $165,000 New 329-char remark

    Show marketing remark (329 chars)

    No HOA! Great two bedroom townhome with tenants in place. Be close to I-20, grocery stores, and restaurants. Investment opportunity! There are 4 units for sale and can be sold as a bundle deal. Inquire with listing agent. Please do not disturb the tenants. All electric. The floors and systems were installed within last 3 years.

11. 2026-01-15
    listed $165,000 Active 329-char remark

    Show marketing remark (329 chars)

    No HOA! Great two bedroom townhome with tenants in place. Be close to I-20, grocery stores, and restaurants. Investment opportunity! There are 4 units for sale and can be sold as a bundle deal. Inquire with listing agent. Please do not disturb the tenants. All electric. The floors and systems were installed within last 3 years.

12. 2020-06-11
    soldstatus $77,600
13. 2013-09-07
    price $21,000
14. 2013-08-20
    soldstatus $25,500 Sold
15. 2013-07-11
    status Under Contract
16. 2013-07-10
    price $25,500
17. 2013-06-20
    listed $21,000 New
18. 2004-03-08
    soldstatus $70,500
19. 1998-07-29
    soldstatus $47,900
20. 1995-09-01
    soldstatus $33,500
21. 1991-06-19
    soldstatus $1,200,000

ⓘ 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: $2,364 · $197/mo
• Projected year-2 tax: $2,364 · $197/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 2/10 Low
• 🌡 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,981
• − Mortgage interest: −$8,374
• − Property taxes: −$2,364
• − Insurance: −$748
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,349
• Taxable income: $949
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $3,037/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

• Census place: Douglasville, GA
• County: Douglas County · 141,416 people
• City population: 114,380
• 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 (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 0.65)
• 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 · 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: ▼ -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

-86.7% since first listed

16 events — show timeline

• 2026-04-28 Price Changed $160,000 GAMLS
• 2026-04-28 Price Changed $160,000 FMLS
• 2026-03-03 Price Changed $173,900 GAMLS
• 2026-03-03 Price Changed $173,900 FMLS
• 2026-01-15 Listed $165,000 FMLS
• 2026-01-15 Listed $165,000 GAMLS
• 2020-06-11 Sold (Public Records) $77,600 Public Records
• 2013-09-07 Price Changed $21,000 GAMLS
• 2013-08-20 Sold (MLS) $25,500 GAMLS
• 2013-07-11 Pending — GAMLS
• 2013-07-10 Price Changed $25,500 GAMLS
• 2013-06-20 Listed $21,000 GAMLS
• 2004-03-08 Sold (Public Records) $70,500 Public Records
• 1998-07-29 Sold (Public Records) $47,900 Public Records
• 1995-09-01 Sold (Public Records) $33,500 Public Records
• 1991-06-19 Sold (Public Records) $1,200,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,364 · -0.3% YoY. Source: county tax records.