Stephen Elliott Homes The Savannah Plan · Douglasville, GA 30135

$273,990

3 bd · 2.5 ba · 1,547 sqft · Townhouse · 735 Days on market

Excellent condition ↓ 6% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.0/30.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Stephen Elliott Homes - The Savannah by Stephen Elliott Homes is a Townhome plan that features 3 bedrooms and 2.5 bathrooms.

Key facts

• Garage
• Listed 735 days

🏗️ New construction. The $273,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $289,899.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $274k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (27.0% below list).
• Recommended offer: $200k (27.0% below list) — sets the bar for 1% rule.

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: Factory Shoals Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 605 students, 85% FRL); Factory Shoals Middle School (math 11% / reading 29%, grade F, #349 of 470 statewide, top 75%, 840 students, 67% FRL); New Manchester High School (math 10% / reading 28%, grade F, #250 of 424 statewide, top 60%, 1,894 students, 60% FRL) — zoned schools average 70% FRL vs 53% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 939 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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 735 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,034 (27.0% 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 735 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.26%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $289,899
• List price: $273,990
• Delta: -5.49%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2821 Lillian Ln	0.14mi	3/2.5	1,547 (0%)	7mo	$273,990	$177	88
2805 Lillian Ln	0.14mi	3/2.5	1,547 (0%)	10mo	$291,000	$188	85
2812 Lillian Ln	0.14mi	3/2.5	1,547 (0%)	12mo	$290,990	$188	83
2804 Lillian Ln	0.14mi	3/2.5	1,480 (-4%)	13mo	$290,990	$197	75
2825 Lillian Ln	0.14mi	3/2.5	1,740 (+12%)	9mo	$317,400	$182	65
2800 Lillian Ln #25	0.11mi	3/2.5	1,755 (+13%)	13mo	$327,490	$187	62
2800 Lillian Ln	0.15mi	3/2.5	1,755 (+13%)	13mo	$327,490	$187	60
2816 Lillian Ln	0.14mi	3/2.5	1,755 (+13%)	15mo	$319,990	$182	59

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: -30.3%
• Equity multiple: 0.02×
• Total profit: $-79,608
• Equity at exit: $43,225

10-year hold

• IRR: -51.2%
• Equity multiple: -0.55×
• Total profit: $-126,006
• Equity at exit: $25,065

Cash invested: $81,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 8 under contract
• Months of supply: 11.0 mo (9%/mo absorbed)
• Median asking: $324,990 ($174/sqft)
• Median days on market: 104 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30135

• Rents YoY: 0.1%
• Active inventory: 939
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-423

Break-even live

Break-even rent $2,536

Max offer price $228,667

Occupancy floor —

Sensitivity live

Price	-10% $-223	-5% $-323	+0% $-423	+5% $-523	+10% $-624
Rent	-10% $-581	-5% $-502	+0% $-423	+5% $-344	+10% $-265
Rate	-1.0pp $-277	-0.5pp $-349	base $-423	+0.5pp $-498	+1.0pp $-575

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: $72,475
• Closing costs: $8,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Foxfield Pkwy Douglasville, GA	1.0–3.0	1.0–3.0	1067	$2,751	$2.58	0d	210	0.24mi
3715 Meadowview Dr Lithia Springs, GA	4.0	2.0	1400	$1,835	$1.31	51d	1	0.52mi
2196 Stenger Rd Douglasville, GA	4.0	2.5	1900	$2,200	$1.16	114d	1	0.70mi
3030 Pritchards Mill Trl Douglasville, GA	3.0	2.0	1732	$1,795	$1.04	42d	1	0.74mi
3153 Pritchards Trce Douglasville, GA	3.0	2.0	1560	$1,998	$1.28	94d	1	0.89mi
3310 S Whisper Dr Douglasville, GA	3.0	2.0	2208	$1,699	$0.77	28d	1	0.89mi
3204 Plymouth Rock Dr Douglasville, GA	3.0	2.0	1342	$1,755	$1.31	24d	1	0.93mi
2301 Carlton Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1050	$2,335	$2.22	0d	14	0.98mi
2798 Bomar Rd Douglasville, GA	3.0	2.0	1352	$1,841	$1.36	3d	1	1.00mi
3240 Beaver Dr Douglasville, GA	4.0	2.0	2100	$1,895	$0.90	29d	1	1.04mi
2836 Bomar Rd Douglasville, GA	4.0	1.5	1675	$1,536	$0.92	139d	1	1.04mi
8475 Lee Rd Lithia Springs, GA	3.0	2.0	1075	$1,700	$1.58	28d	1	1.15mi
3564 Briar Dr Lithia Springs, GA	3.0	1.5	1075	$1,615	$1.50	140d	1	1.22mi
3385 Newberry Ln Douglasville, GA	3.0	2.0	1697	$2,049	$1.21	100d	1	1.27mi
3685 N Melissa Ln Douglasville, GA	4.0	2.0	1727	$2,035	$1.18	72d	1	1.38mi
3685 N Melissa Ln Douglasville, GA	4.0	2.0	1727	$1,895	$1.10	18d	1	1.38mi
1820 Fairfax Dr Lithia Springs, GA	4.0	2.5	2200	$1,995	$0.91	120d	1	1.44mi
1767 Annette Ct Lithia Springs, GA	3.0	2.0	1726	$1,825	$1.06	32d	1	1.49mi
2344 Chestnut Log Pl Lithia Springs, GA	3.0	2.0	2026	$1,750	$0.86	28d	1	1.49mi
1705 Olde Oak Dr Lithia Springs, GA	3.0	2.0	1178	$1,651	$1.40	139d	1	1.49mi
2640 Trail Creek Cir Lithia Springs, GA	3.0	2.0	1152	$1,720	$1.49	100d	1	1.49mi

Listing history 50 events

1. 2026-09-23
   days on market $273,990 Active 735 DOM
2. 2026-09-22
   days on market $273,990 Active 734 DOM
3. 2026-09-21
   days on market $273,990 Active 733 DOM
4. 2026-09-20
   days on market $273,990 Active 732 DOM
5. 2026-09-19
   days on market $273,990 Active 731 DOM
6. 2026-09-18
   days on market $273,990 Active 730 DOM
7. 2026-09-17
   days on market $273,990 Active 729 DOM
8. 2026-09-16
   days on market $273,990 Active 728 DOM
9. 2026-09-15
   days on market $273,990 Active 727 DOM
10. 2026-09-14
    days on market $273,990 Active 726 DOM
11. 2026-09-13
    days on market $273,990 Active 725 DOM
12. 2026-09-12
    days on market $273,990 Active 724 DOM
13. 2026-09-11
    days on market $273,990 Active 723 DOM
14. 2026-09-05
    days on market $273,990 Active 717 DOM
15. 2026-09-04
    days on market $273,990 Active 716 DOM
16. 2026-09-03
    days on market $273,990 Active 715 DOM
17. 2026-08-31
    days on market $273,990 Active 712 DOM
18. 2026-08-29
    days on market $273,990 Active 710 DOM
19. 2026-08-28
    days on market $273,990 Active 709 DOM
20. 2026-08-27
    days on market $273,990 Active 708 DOM
21. 2026-08-25
    days on market $273,990 Active 706 DOM
22. 2026-08-24
    days on market $273,990 Active 705 DOM
23. 2026-08-23
    days on market $273,990 Active 704 DOM
24. 2026-08-22
    days on market $273,990 Active 703 DOM
25. 2026-08-21
    days on market $273,990 Active 702 DOM
26. 2026-08-20
    days on market $273,990 Active 701 DOM
27. 2026-08-19
    days on market $273,990 Active 700 DOM
28. 2026-08-18
    days on market $273,990 Active 699 DOM
29. 2026-08-17
    days on market $273,990 Active 698 DOM
30. 2026-08-16
    days on market $273,990 Active 697 DOM
31. 2026-08-15
    days on market $273,990 Active 696 DOM
32. 2026-08-14
    days on market $273,990 Active 695 DOM
33. 2026-08-13
    days on market $273,990 Active 694 DOM
34. 2026-08-12
    days on market $273,990 Active 693 DOM
35. 2026-08-11
    days on market $273,990 Active 692 DOM
36. 2026-08-10
    days on market $273,990 Active 691 DOM
37. 2026-08-09
    days on market $273,990 Active 690 DOM
38. 2026-08-08
    days on market $273,990 Active 689 DOM
39. 2026-08-06
    days on market $273,990 Active 687 DOM
40. 2026-08-05
    days on market $273,990 Active 686 DOM
41. 2026-08-04
    days on market $273,990 Active 685 DOM
42. 2026-08-03
    days on market $273,990 Active 684 DOM
43. 2026-07-31
    days on market $273,990 Active 681 DOM
44. 2026-07-30
    days on market $273,990 Active 679 DOM
45. 2026-07-28
    days on market $273,990 Active 678 DOM
46. 2026-07-26
    days on market $273,990 Active 676 DOM
47. 2026-07-24
    days on market $273,990 Active 674 DOM
48. 2026-07-23
    days on market $273,990 Active 673 DOM
49. 2026-07-22
    days on market $273,990 Active 672 DOM
50. 2026-07-21
    days on market $273,990 Active 671 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,004
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,449
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$8,433
• Taxable loss: −$10,307
• Est. tax savings @ 24.0%: +$2,474
• After-tax cash flow: $-2,604/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This townhouse is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality ↑

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Factory Shoals Elementary School F GA #810/1,228 Nat'l #32,000/41,679 Middle Chestnut Log Middle School F GA #333/470 Nat'l #11,208/14,009 High New Manchester High School F GA #250/424 Nat'l #14,670/17,239

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

B Composite livability gradescore 71/100

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 · 163,022 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: 7% of renters

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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%

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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%

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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

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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

-5.8% since first listed

4 events — show timeline

• 2026-02-19 Price Changed $273,990 Zillow
• 2025-11-14 Price Changed $293,990 Zillow
• 2025-09-09 Price Changed $299,990 Zillow
• 2024-09-18 Listed $290,990 Zillow