6266 Dorsett Shls · Douglasville, GA 30135

$39,900

3 bd · 2.0 ba · 952 sqft · MultiFamily · 77 Days on market

Built 2006 $42/sqft · 84% below area

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome Home to Pine Lakes MH Community! This 2006 Split bedroom plan three-bedroom, two-bath manufactured home offers affordable living in a great location with easy access to I-20, shopping, and dining. Inside, you'll find a spacious kitchen with ample storage, perfect for everyday comfort. The home sits on a large leased lot, providing plenty of outdoor space for relaxing, gardening, or simply enjoying the outdoors. Pine Lakes MH Community features a peaceful lake with picnic tables and green space, along with a playground for added outdoor enjoyment. This is an as-is, where-is sale. Purchase is for the home only-land is not included. Lot rent is $600 per month plus trash and water/sewer. Whether you're looking to invest, downsize or enjoy affordable living in a welcoming community, this is an excellent opportunity for convenient, affordable living with generous outdoor space in a desirable location!

Key facts

• Green space
• Spacious kitchen
• Peaceful lake

Tags

• SPACIOUS KITCHEN
• LARGE LEASED LOT
• PEACEFUL LAKE
• GREEN SPACE

🏷️ Possibly a rental listed for sale. The $39,900 price doesn't fit this home's estimated sale value (~$255,517) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 43.4% 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.
• Market conditions: Rents flat; 595 active listings in the ZIP; 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 $276 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 3531% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.79% ✓
• Cap rate: 43.39%
• Cash-on-cash: 132.48%
• DSCR: 6.89
• GRM: 1.7

CMA / ARV

• ARV (median comp): $255,517
• List price: $39,900
• Delta: -84.38%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.08% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.97×
• Total profit: $66,667
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 13.37×
• Total profit: $138,216
• Equity at exit: $3,450

Cash invested: $11,172 (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 →

ZIP-level market 30135

• Rents YoY: 0.1%
• Active inventory: 595
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $1,233

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 30%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-15
   status $39,900 Pending 77 DOM
2. 2026-06-15
   days on market $39,900 Active 77 DOM
3. 2026-06-13
   days on market $39,900 Active 75 DOM
4. 2026-06-09
   days on market $39,900 Active 71 DOM
5. 2026-06-08
   days on market $39,900 Active 70 DOM
6. 2026-06-07
   days on market $39,900 Active 69 DOM
7. 2026-06-04
   days on market $39,900 Active 66 DOM
8. 2026-06-03
   days on market $39,900 Active 65 DOM
9. 2026-06-02
   days on market $39,900 Active 64 DOM
10. 2026-06-01
    days on market $39,900 Active 63 DOM
11. 2026-05-31
    days on market $39,900 Active 62 DOM
12. 2026-05-14
    price $39,900 919-char remark

    Show marketing remark (919 chars)

    Welcome Home to Pine Lakes MH Community! This 2006 Split bedroom plan three-bedroom, two-bath manufactured home offers affordable living in a great location with easy access to I-20, shopping, and dining. Inside, you'll find a spacious kitchen with ample storage, perfect for everyday comfort. The home sits on a large leased lot, providing plenty of outdoor space for relaxing, gardening, or simply enjoying the outdoors. Pine Lakes MH Community features a peaceful lake with picnic tables and green space, along with a playground for added outdoor enjoyment. This is an as-is, where-is sale. Purchase is for the home only-land is not included. Lot rent is $600 per month plus trash and water/sewer. Whether you're looking to invest, downsize or enjoy affordable living in a welcoming community, this is an excellent opportunity for convenient, affordable living with generous outdoor space in a desirable location!

13. 2026-04-29
    listed $1,099
14. 2026-04-28
    historical $1,099
15. 2026-04-18
    price $44,900 919-char remark

    Show marketing remark (919 chars)

    Welcome Home to Pine Lakes MH Community! This 2006 Split bedroom plan three-bedroom, two-bath manufactured home offers affordable living in a great location with easy access to I-20, shopping, and dining. Inside, you'll find a spacious kitchen with ample storage, perfect for everyday comfort. The home sits on a large leased lot, providing plenty of outdoor space for relaxing, gardening, or simply enjoying the outdoors. Pine Lakes MH Community features a peaceful lake with picnic tables and green space, along with a playground for added outdoor enjoyment. This is an as-is, where-is sale. Purchase is for the home only-land is not included. Lot rent is $600 per month plus trash and water/sewer. Whether you're looking to invest, downsize or enjoy affordable living in a welcoming community, this is an excellent opportunity for convenient, affordable living with generous outdoor space in a desirable location!

16. 2026-03-30
    listed $49,800 Active 919-char remark

    Show marketing remark (919 chars)

    Welcome Home to Pine Lakes MH Community! This 2006 Split bedroom plan three-bedroom, two-bath manufactured home offers affordable living in a great location with easy access to I-20, shopping, and dining. Inside, you'll find a spacious kitchen with ample storage, perfect for everyday comfort. The home sits on a large leased lot, providing plenty of outdoor space for relaxing, gardening, or simply enjoying the outdoors. Pine Lakes MH Community features a peaceful lake with picnic tables and green space, along with a playground for added outdoor enjoyment. This is an as-is, where-is sale. Purchase is for the home only-land is not included. Lot rent is $600 per month plus trash and water/sewer. Whether you're looking to invest, downsize or enjoy affordable living in a welcoming community, this is an excellent opportunity for convenient, affordable living with generous outdoor space in a desirable location!

17. 2026-02-19
    listed $1,099
18. 2025-08-20
    historical $1,099
19. 2025-08-09
    price $1,099
20. 2025-08-08
    price $949
21. 2025-08-08
    price $1,099
22. 2025-05-14
    listed $949
23. 2025-05-07
    historical $949
24. 2025-04-24
    listed $949
25. 2025-02-10
    historical $1,199
26. 2025-02-08
    listed $1,199
27. 2024-03-18
    historical $1,199
28. 2024-03-16
    listed $1,199
29. 2024-02-14
    historical $1,199
30. 2024-02-11
    listed $1,199
31. 2023-12-14
    historical $1,199
32. 2023-11-10
    listed $1,199

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

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 · 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: $22,924
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$1,161
• Taxable income: $15,062
• Est. tax owed @ 24.0%: −$3,615
• After-tax cash flow: $11,186/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

+3227.8% since first listed

21 events — show timeline

• 2026-05-14 Price Changed $39,900 FMLS
• 2026-04-29 Listed for Rent $1,099 TURBOTENANT
• 2026-04-28 Rental Removed $1,099 TURBOTENANT
• 2026-04-18 Price Changed $44,900 FMLS
• 2026-03-30 Listed $49,800 FMLS
• 2026-02-19 Listed for Rent $1,099 TURBOTENANT
• 2025-08-20 Rental Removed $1,099 TURBOTENANT
• 2025-08-09 Price Changed $1,099 TURBOTENANT
• 2025-08-08 Price Changed $949 TURBOTENANT
• 2025-08-08 Price Changed $1,099 TURBOTENANT
• 2025-05-14 Listed for Rent $949 TURBOTENANT
• 2025-05-07 Rental Removed $949 TURBOTENANT
• 2025-04-24 Listed for Rent $949 TURBOTENANT
• 2025-02-10 Rental Removed $1,199 RENTALBEAST
• 2025-02-08 Listed for Rent $1,199 RENTALBEAST
• 2024-03-18 Rental Removed $1,199 APPFOLIO
• 2024-03-16 Listed for Rent $1,199 APPFOLIO
• 2024-02-14 Rental Removed $1,199 APPFOLIO
• 2024-02-11 Listed for Rent $1,199 APPFOLIO
• 2023-12-14 Rental Removed $1,199 APPFOLIO
• 2023-11-10 Listed for Rent $1,199 APPFOLIO