2403 Bluff Creek Overlook · Douglasville, GA 30135

$365,000

3 bd · 3.0 ba · 2,443 sqft · SingleFamily public records · 43 Days on market

Built 2000 0.35 ac lot $149/sqft · 15% below area Est $427k · 15% under $21/mo HOA · 1% of rent

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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).

• ARV discount +14.0/15.0
• Cash flow +9.7/30.0
• Livability +3.6/5.0
• DSCR +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover an incredible opportunity at 2403 Bluff Creek Overlook, nestled in the highly desirable Douglasville, GA 30135 community. This home perfectly blends comfort and convenience, offering a spacious layout with 4 bedrooms and 3 bathrooms that cater to both families and savvy investors alike. Situated in an established, quiet neighborhood with easy access to shopping, dining, and major commuter routes, this property is a prime candidate for those looking to build equity in this market. Whether you're seeking your next primary residence or a high-potential investment project, this competitively priced gem is ready for its next chapter today!

Key facts

• 0.35 acre lot
• Garage
• Built 2000

Property features AI

Finance

• Other: Lot approximately 0.35 acres
• HOA & community: Homeowners association (fee $250) — fee does not include most services

Exterior

• Parking: Attached garage (2 parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residential house; Resale property; Built in 2000
• Construction: Brick and vinyl siding exterior; Composition roof; Built in 2000
• Exterior features: Other exterior features

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (3 on main level, 1 on lower level)
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms (2 on main level, 1 on lower level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Separate shower; Full basement; Multi/split levels; One fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (29.7% below list).
• Recommended offer: $257k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Douglasville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 610 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 33% 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 $3k of loan paydown is wiped out by about $11k 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 43 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $365k implies a 3550% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,575 (29.7% 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 43 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.70% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

• ARV (median comp): $427,145
• List price: $365,000
• Delta: -14.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3525 W River Cmns	0.06mi	3/3.0	2,314 (-5%)	16mo	$395,000	$171	76
9988 Devonshire St	0.38mi	4/3.0 (+1)	2,519 (+3%)	11mo	$424,000	$168	63
2425 River Place Xing	0.12mi	4/3.0 (+1)	2,110 (-14%)	8mo	$435,000	$206	60
2070 Woodmont Dr	0.42mi	4/2.5 (+1)	2,631 (+8%)	3mo	$429,900	$163	58
3278 Shakerley Park	0.43mi	3/2.5	2,145 (-12%)	10mo	$380,000	$177	49
2540 Thornecreek Dr	0.51mi	4/3.0 (+1)	2,359 (-3%)	20mo	$440,000	$187	49
3268 Founders Way	0.59mi	4/2.5 (+1)	2,477 (+1%)	19mo	$395,000	$159	47
9956 Barnsbury Rd	0.46mi	3/2.5	2,112 (-14%)	8mo	$378,300	$179	47
2395 River Run Dr	0.74mi	3/2.0	2,379 (-3%)	13mo	$285,000	$120	46
2395 Greythorne	0.52mi	4/3.5 (+1)	2,512 (+3%)	23mo	$455,500	$181	45
2655 Amber Creek Dr	0.69mi	4/3.5 (+1)	2,733 (+12%)	6mo	$405,000	$148	36

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-82,085
• Equity at exit: $54,423

10-year hold

• IRR: -28.9%
• Equity multiple: -0.18×
• Total profit: $-120,259
• Equity at exit: $31,559

Cash invested: $102,200 (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: 610
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,566 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$152
• HOA: −$21
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-243

Break-even live

Break-even rent $2,874

Max offer price $322,012

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-140	+0% $-243	+5% $-347	+10% $-450
Rent	-10% $-446	-5% $-345	+0% $-243	+5% $-142	+10% $-41
Rate	-1.0pp $-60	-0.5pp $-151	base $-243	+0.5pp $-338	+1.0pp $-434

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3355 Palmer Lake Pointe Douglasville, GA	4.0	4.0	3300	$3,300	$1.00	45d	1	0.33mi
3538 Georgia 92 Douglasville, GA	1.0–2.0	1.0–2.0	1134	$2,695	$2.38	0d	33	0.36mi
3824 Cannon Dr Douglasville, GA	3.0	2.0	1584	$1,674	$1.06	3d	1	0.61mi
3227 Bakewell St Douglasville, GA	4.0	4.0	3365	$3,095	$0.92	23d	1	0.61mi
3859 Chattahoochee Dr Douglasville, GA	4.0	3.0	2100	$1,910	$0.91	6d	1	0.92mi
2590 Harrison Mill Dr Douglasville, GA	4.0	4.0	3364	$2,655	$0.79	45d	1	0.97mi
2230 Telluride Dr Douglasville, GA	3.0	2.0	1776	$1,969	$1.11	25d	1	1.02mi
3996 King Dr Douglasville, GA	4.0	3.0	1608	$1,755	$1.09	45d	1	1.39mi
4059 Tarnwood Pl Douglasville, GA	4.0	2.5	2740	$2,779	$1.01	6d	1	1.46mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 9 events

1. 2026-06-07
   days on market $365,000 Active 43 DOM
2. 2026-06-04
   days on market $365,000 Active 40 DOM
3. 2026-06-03
   days on market $365,000 Active 39 DOM
4. 2026-06-02
   days on market $365,000 Active 38 DOM
5. 2026-06-01
   days on market $365,000 Active 37 DOM
6. 2026-05-31
   days on market $365,000 Active 36 DOM
7. 2026-05-11
   price $365,000 651-char remark
8. 2026-04-25
   listed $375,000 New 651-char remark
9. 1996-08-05
   soldstatus $10,000

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $3,358 · $280/mo
• Expected delta: +$1,161/yr (+$97/mo · 52.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 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: $30,789
• − Mortgage interest: −$20,446
• − Property taxes: −$2,197
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − HOA: −$252
• − Depreciation: −$10,618
• Taxable loss: −$9,475
• Est. tax savings @ 24.0%: +$2,274
• After-tax cash flow: $-646/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

+3550.0% since first listed

4 events — show timeline

• 2026-06-08 Listing Removed — GAMLS
• 2026-05-11 Price Changed $365,000 GAMLS
• 2026-04-25 Listed $375,000 GAMLS
• 1996-08-05 Sold (Public Records) $10,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,197 · -0.8% YoY. Source: county tax records.