217 College Ave N · Douglas, GA 31533

$165,000

3 bd · 1.0 ba · 2,262 sqft · SingleFamily public records · 66 Days on market

Built 1900 0.40 ac lot $73/sqft · 46% above area Est $113k · 46% over ↓ 3% 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).

• Cash flow +15.4/30.0
• DSCR +4.7/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

$5,000 PRICE DROP! Welcome Home to College Ave! Enjoy amazing location: within walking distance to downtown, CRMC, shopping, dining, entertainment, and employment opportunities. 3 bedrooms downstairs, 1 bedroom upstairs, with downstairs office, formal dining room and 2 living rooms. Oversized lot with plenty of space and private gazebo. 2 New HVAC compressors in 2023. New Water Heater 2024. Great opportunity for owner occupant or savvy investors alike. Sold AS-IS. LISTING AGENT IS OWNER/LICENSED REAL ESTATE AGENT (GA #451868)

Key facts

• New hvac compressors
• New water heater
• Private gazebo

Tags

• WALKING DISTANCE TO DOWNTOWN
• PRIVATE GAZEBO
• NEW HVAC COMPRESSORS
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $62 ($745/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (17.8% below list).
• Recommended offer: $136k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.8% in Douglas — 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 64/100 on livability (#252 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D, amenities F.
• Coffee County (rural): math 28% / reading 31% proficiency, ranked #99 of 174 in GA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Westside Elementary School (math 24% / reading 27%, grade F, #736 of 1,228 statewide, top 61%, 616 students, 96% FRL); Coffee Middle School (math 28% / reading 33%, grade F, #240 of 470 statewide, top 51%, 1,679 students, 96% FRL); Coffee County High School (math 30% / reading 37%, grade F, #99 of 424 statewide, top 23%, 1,234 students, 65% FRL) — zoned schools average 86% FRL vs 66% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 110 units permitted in Coffee County in 2024 (6 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 $5k of value loss. Plan a longer hold.
• Coffee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,551 (17.8% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $113,257
• List price: $165,000
• Delta: 45.69%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Bryan St E	0.53mi	3/1.5	2,110 (-7%)	22mo	$110,000	$52	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-22,842
• Equity at exit: $24,602

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-15,043
• Equity at exit: $14,266

Cash invested: $46,200 (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 31533

• Home prices YoY: -21.6%
• Active inventory: 31
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $62

Break-even live

Break-even rent $1,277

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $156	-5% $109	+0% $62	+5% $15	+10% $-31
Rent	-10% $-45	-5% $9	+0% $62	+5% $116	+10% $169
Rate	-1.0pp $145	-0.5pp $104	base $62	+0.5pp $19	+1.0pp $-24

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $165,000 Active 66 DOM
2. 2026-06-21
   days on market $165,000 Active 65 DOM
3. 2026-06-18
   days on market $165,000 Active 63 DOM
4. 2026-06-17
   days on market $165,000 Active 62 DOM
5. 2026-06-16
   days on market $165,000 Active 61 DOM
6. 2026-06-15
   days on market $165,000 Active 60 DOM
7. 2026-06-13
   days on market $165,000 Active 58 DOM
8. 2026-06-12
   days on market $165,000 Active 57 DOM
9. 2026-06-09
   days on market $165,000 Active 54 DOM
10. 2026-06-08
    pricedays on market $165,000 Active 53 DOM
11. 2026-06-07
    days on market $170,000 Active 52 DOM
12. 2026-06-07
    days on market $170,000 Active 51 DOM
13. 2026-06-04
    days on market $170,000 Active 48 DOM
14. 2026-06-02
    days on market $170,000 Active 47 DOM
15. 2026-06-01
    days on market $170,000 Active 46 DOM
16. 2026-05-31
    days on market $170,000 Active 45 DOM
17. 2026-05-31
    days on market $170,000 Active 44 DOM
18. 2026-05-04
    price $189,000 531-char remark

    Show marketing remark (531 chars)

    $5,000 PRICE DROP! Welcome Home to College Ave! Enjoy amazing location: within walking distance to downtown, CRMC, shopping, dining, entertainment, and employment opportunities. 3 bedrooms downstairs, 1 bedroom upstairs, with downstairs office, formal dining room and 2 living rooms. Oversized lot with plenty of space and private gazebo. 2 New HVAC compressors in 2023. New Water Heater 2024. Great opportunity for owner occupant or savvy investors alike. Sold AS-IS. LISTING AGENT IS OWNER/LICENSED REAL ESTATE AGENT (GA #451868)

19. 2026-04-16
    listed $194,500 Active 531-char remark

    Show marketing remark (531 chars)

    $5,000 PRICE DROP! Welcome Home to College Ave! Enjoy amazing location: within walking distance to downtown, CRMC, shopping, dining, entertainment, and employment opportunities. 3 bedrooms downstairs, 1 bedroom upstairs, with downstairs office, formal dining room and 2 living rooms. Oversized lot with plenty of space and private gazebo. 2 New HVAC compressors in 2023. New Water Heater 2024. Great opportunity for owner occupant or savvy investors alike. Sold AS-IS. LISTING AGENT IS OWNER/LICENSED REAL ESTATE AGENT (GA #451868)

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$621/yr (+$52/mo · 69.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,266
• − Mortgage interest: −$9,243
• − Property taxes: −$897
• − Insurance: −$825
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,800
• Taxable loss: −$2,101
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $1,249/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: Coffee County
• NCES district ID: 1301350
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $35,068
• Composite: 24.36/100
• National rank: #7693
• State rank: #99 of 174 in GA

Livability — Douglas

• Score: 64/100
• State rank: #252
• US rank: #14074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Douglas, GA
• Population (ZIP): 17,464

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 43,255 people
• By 2030: 43,007 · -0.6%
• By 2040: 42,337 · -2.1%
• By 2050: 41,505 · -4.0%
• By 2075: 39,695 · -8.2%
• By 2100: 36,090 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 34% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 14% Other Indo-European 1%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+45.1) · D 27.3% · R 72.5%
• 2008→2024 swing: -15.6pp toward R · 2008: -29.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.9 2016: R+39.5 2012: R+29.1 2008: R+29.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.34%
• Current HPI: 186.6264
• Rent YoY: —
• Metro: —
• 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

-2.8% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $189,000 FMLS
• 2026-04-16 Listed $194,500 FMLS

Property tax history

-0.2%/yr

Latest (2025): $897 · -0.5% YoY. Source: county tax records.