8211 Thompson St · Douglasville, GA 30134

$210,000

3 bd · 3.0 ba · 1,768 sqft · SingleFamily public records · 111 Days on market

Built 1899 Est $223k · 6% under

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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 +16.4/30.0
• ARV discount +10.2/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• 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

Nestled on a generous lot, this delightful bungalow-cottage seamlessly blends modern convenience with classic charm. Recently renovated with NEW HVAC, NEW electrical, NEW gutters, NEW hot water heater, NEW flooring and NEW stainless steel appliances, this home is move in ready! This home offers the primary suite on the main level as well. Also on the main level is a secondary room, additional full bathroom, galley kitchen, living space and dining area. Making your way downstairs you'll find a generous finished basement that is full of potential as it offers a large space perfect for a secondary living space, a full bathroom and two exterior door entries. Located minutes from the thriving downtown Douglasville and Greystone amphitheater you'll experience the convenience it has to offer. Whether you're looking for a cozy place to call home, or your next investment property, this home has it all.

Key facts

• Generous lot
• New hvac
• New gutters

Tags

• GENEROUS LOT
• RECENTLY RENOVATED
• NEW HVAC
• NEW ELECTRICAL
• NEW GUTTERS
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $53 ($630/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 $193k (8.1% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Zoned schools: North Douglas Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 506 students, 86% FRL); Stewart Middle School (math 11% / reading 27%, grade F, #368 of 470 statewide, top 79%, 554 students, 82% FRL); Douglas County High School (math 28% / reading 37%, grade F, #104 of 424 statewide, top 25%, 1,969 students, 63% FRL) — zoned schools average 77% FRL vs 53% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 300 active listings in the ZIP; 30 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).
• This rent runs 30% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $6k 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 111 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; list at $210k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.92% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $223,273
• List price: $210,000
• Delta: -5.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8157 Brookbend Dr	0.53mi	4/2.5 (+1)	1,794 (+2%)	7mo	$300,000	$167	60
8133 Brookbend Dr	0.55mi	3/2.5	1,707 (-4%)	9mo	$285,000	$167	60
8136 Brookbend Dr	0.51mi	3/2.5	1,558 (-12%)	2mo	$310,000	$199	52
6791 John Clark Dr	0.53mi	3/2.0	1,801 (+2%)	21mo	$279,900	$155	50
7920 Lake Stone Cir	0.50mi	4/3.0 (+1)	1,876 (+6%)	15mo	$278,000	$148	49
8211 Colquitt St	0.38mi	3/1.5	1,556 (-12%)	9mo	$115,000	$74	49
8176 Camp St	0.55mi	4/2.0 (+1)	1,686 (-5%)	13mo	$289,977	$172	46
7965 Tower Dr	0.43mi	4/3.5 (+1)	2,000 (+13%)	12mo	$320,000	$160	40
6539 E Strickland St	0.39mi	2/2.0 (-1)	1,518 (-14%)	12mo	$140,000	$92	39
7092 Littlebrook Way	0.74mi	3/2.5	1,977 (+12%)	6mo	$285,000	$144	39
7981 Cone St	0.48mi	3/2.5	1,515 (-14%)	22mo	$304,900	$201	34
8124 Willowbank Way	0.57mi	3/2.5	2,015 (+14%)	21mo	$300,000	$149	30

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-36,244
• Equity at exit: $31,312

10-year hold

• IRR: -17.5%
• Equity multiple: 0.17×
• Total profit: $-48,746
• Equity at exit: $18,157

Cash invested: $58,800 (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: 300
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$217 /mo · $2,610/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $53

Break-even live

Break-even rent $1,864

Max offer price $210,000

Occupancy floor 92%

Sensitivity live

Price	-10% $171	-5% $112	+0% $53	+5% $-7	+10% $-66
Rent	-10% $-100	-5% $-24	+0% $53	+5% $129	+10% $205
Rate	-1.0pp $158	-0.5pp $106	base $53	+0.5pp $-2	+1.0pp $-57

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7029 Branch Crossing Way Douglasville, GA	3.0	2.0	1338	$1,200	$0.90	20d	1	0.54mi
7068 Littlebrook Way Douglasville, GA	3.0	2.5	1809	$1,900	$1.05	7d	1	0.60mi
7086 Littlebrook Way Douglasville, GA	3.0	2.5	2035	$2,110	$1.04	45d	1	0.69mi
2019 Roseleigh Dr Douglasville, GA	3.0	2.5	1508	$2,300	$1.53	7d	1	0.84mi
2017 Roseleigh Dr Douglasville, GA	3.0	2.5	1508	$2,300	$1.53	7d	1	0.84mi
7854 Dogwood Way Douglasville, GA	3.0	2.0	1585	$1,100	$0.69	26d	1	0.94mi
7336 Westwood Ln Douglasville, GA	3.0	3.0	1601	$1,900	$1.19	21d	1	0.96mi
6314 New Gate Dr Douglasville, GA	3.0	2.5	1848	$1,980	$1.07	45d	1	0.96mi
8324 Triple Crown Dr Douglasville, GA	3.0	2.5	2000	$1,895	$0.95	14d	1	1.00mi
8324 Triple Crown Dr Douglasville, GA	3.0	3.0	2000	$1,795	$0.90	0d	1	1.00mi
6494 Snowbird Ln Douglasville, GA	3.0	2.5	1577	$1,695	$1.07	7d	1	1.01mi
6494 Snowbird Ln Douglasville, GA	3.0	2.5	1577	$1,695	$1.07	0d	1	1.01mi
7220 Myrtle Ln Douglasville, GA	4.0	2.0	1506	$1,975	$1.31	0d	1	1.03mi
7712 Autry Cir #303 Douglasville, GA	4.0	3.0	1540	$1,500	$0.97	0d	1	1.05mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	18d	1	1.12mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	24d	1	1.12mi
5472 Brickleberry Way Douglasville, GA	3.0	2.0	1344	$1,699	$1.26	26d	1	1.17mi
1029 Abercorn Way Douglasville, GA	3.0	2.0	1408	$1,655	$1.18	0d	1	1.20mi
7293 Emma Ct Douglasville, GA	4.0	2.5	2095	$2,330	$1.11	4d	1	1.22mi
5305 Brickleberry Way Douglasville, GA	3.0	2.0	1388	$1,765	$1.27	45d	1	1.22mi
8615 Paradise Dr Douglasville, GA	4.0	2.5	2095	$2,340	$1.12	26d	1	1.26mi
6345 Malone Rd Douglasville, GA	3.0	2.0	1600	$1,600	$1.00	26d	1	1.30mi
1053 Abercorn Way Douglasville, GA	3.0	2.5	1280	$1,779	$1.39	26d	1	1.32mi
1055 Abercorn Way Douglasville, GA	3.0	2.5	2010	$1,960	$0.98	22d	1	1.33mi
1376 Camrose Ct Douglasville, GA	3.0	2.0	1400	$2,095	$1.50	0d	1	1.37mi
6320 Wellington Ct Douglasville, GA	3.0	2.5	1639	$1,835	$1.12	19d	1	1.38mi
960 Styles Ct Douglasville, GA	4.0	3.0	2408	$2,480	$1.03	0d	1	1.40mi
7388 Elm Ridge Ct Douglasville, GA	4.0	3.0	2014	$2,195	$1.09	22d	1	1.44mi
7336 Bramble Oak Dr Douglasville, GA	3.0	2.0	1296	$1,550	$1.20	0d	1	1.46mi
7336 Bramble Oak Dr Douglasville, GA	3.0	2.0	1296	$1,550	$1.20	12d	1	1.46mi

Listing history 50 events

1. 2026-06-21
   days on market $210,000 Active 111 DOM
2. 2026-06-18
   days on market $210,000 Active 108 DOM
3. 2026-06-17
   days on market $210,000 Active 107 DOM
4. 2026-06-16
   days on market $210,000 Active 106 DOM
5. 2026-06-15
   days on market $210,000 Active 105 DOM
6. 2026-06-13
   days on market $210,000 Active 103 DOM
7. 2026-06-09
   days on market $210,000 Active 99 DOM
8. 2026-06-08
   days on market $210,000 Active 98 DOM
9. 2026-06-07
   statusdays on market $210,000 Active 97 DOM
10. 2026-06-04
    days on market $210,000 Back On Market 94 DOM
11. 2026-06-03
    days on market $210,000 Back On Market 93 DOM
12. 2026-06-02
    days on market $210,000 Back On Market 92 DOM
13. 2026-06-02
    status $210,000 Back On Market 91 DOM
14. 2026-04-17
    price $210,000 906-char remark

    Show marketing remark (906 chars)

    Nestled on a generous lot, this delightful bungalow-cottage seamlessly blends modern convenience with classic charm. Recently renovated with NEW HVAC, NEW electrical, NEW gutters, NEW hot water heater, NEW flooring and NEW stainless steel appliances, this home is move in ready! This home offers the primary suite on the main level as well. Also on the main level is a secondary room, additional full bathroom, galley kitchen, living space and dining area. Making your way downstairs you'll find a generous finished basement that is full of potential as it offers a large space perfect for a secondary living space, a full bathroom and two exterior door entries. Located minutes from the thriving downtown Douglasville and Greystone amphitheater you'll experience the convenience it has to offer. Whether you're looking for a cozy place to call home, or your next investment property, this home has it all.

15. 2026-04-17
    price $210,000 906-char remark

    Show marketing remark (906 chars)

    Nestled on a generous lot, this delightful bungalow-cottage seamlessly blends modern convenience with classic charm. Recently renovated with NEW HVAC, NEW electrical, NEW gutters, NEW hot water heater, NEW flooring and NEW stainless steel appliances, this home is move in ready! This home offers the primary suite on the main level as well. Also on the main level is a secondary room, additional full bathroom, galley kitchen, living space and dining area. Making your way downstairs you'll find a generous finished basement that is full of potential as it offers a large space perfect for a secondary living space, a full bathroom and two exterior door entries. Located minutes from the thriving downtown Douglasville and Greystone amphitheater you'll experience the convenience it has to offer. Whether you're looking for a cozy place to call home, or your next investment property, this home has it all.

16. 2026-03-29
    status Active 906-char remark

    Show marketing remark (906 chars)

    Nestled on a generous lot, this delightful bungalow-cottage seamlessly blends modern convenience with classic charm. Recently renovated with NEW HVAC, NEW electrical, NEW gutters, NEW hot water heater, NEW flooring and NEW stainless steel appliances, this home is move in ready! This home offers the primary suite on the main level as well. Also on the main level is a secondary room, additional full bathroom, galley kitchen, living space and dining area. Making your way downstairs you'll find a generous finished basement that is full of potential as it offers a large space perfect for a secondary living space, a full bathroom and two exterior door entries. Located minutes from the thriving downtown Douglasville and Greystone amphitheater you'll experience the convenience it has to offer. Whether you're looking for a cozy place to call home, or your next investment property, this home has it all.

17. 2026-03-27
    status Back On Market 906-char remark

    Show marketing remark (906 chars)

    Nestled on a generous lot, this delightful bungalow-cottage seamlessly blends modern convenience with classic charm. Recently renovated with NEW HVAC, NEW electrical, NEW gutters, NEW hot water heater, NEW flooring and NEW stainless steel appliances, this home is move in ready! This home offers the primary suite on the main level as well. Also on the main level is a secondary room, additional full bathroom, galley kitchen, living space and dining area. Making your way downstairs you'll find a generous finished basement that is full of potential as it offers a large space perfect for a secondary living space, a full bathroom and two exterior door entries. Located minutes from the thriving downtown Douglasville and Greystone amphitheater you'll experience the convenience it has to offer. Whether you're looking for a cozy place to call home, or your next investment property, this home has it all.

18. 2026-03-25
    status Pending 906-char remark

    Show marketing remark (906 chars)

    Nestled on a generous lot, this delightful bungalow-cottage seamlessly blends modern convenience with classic charm. Recently renovated with NEW HVAC, NEW electrical, NEW gutters, NEW hot water heater, NEW flooring and NEW stainless steel appliances, this home is move in ready! This home offers the primary suite on the main level as well. Also on the main level is a secondary room, additional full bathroom, galley kitchen, living space and dining area. Making your way downstairs you'll find a generous finished basement that is full of potential as it offers a large space perfect for a secondary living space, a full bathroom and two exterior door entries. Located minutes from the thriving downtown Douglasville and Greystone amphitheater you'll experience the convenience it has to offer. Whether you're looking for a cozy place to call home, or your next investment property, this home has it all.

19. 2026-03-25
    status Under Contract 906-char remark

    Show marketing remark (906 chars)

    Nestled on a generous lot, this delightful bungalow-cottage seamlessly blends modern convenience with classic charm. Recently renovated with NEW HVAC, NEW electrical, NEW gutters, NEW hot water heater, NEW flooring and NEW stainless steel appliances, this home is move in ready! This home offers the primary suite on the main level as well. Also on the main level is a secondary room, additional full bathroom, galley kitchen, living space and dining area. Making your way downstairs you'll find a generous finished basement that is full of potential as it offers a large space perfect for a secondary living space, a full bathroom and two exterior door entries. Located minutes from the thriving downtown Douglasville and Greystone amphitheater you'll experience the convenience it has to offer. Whether you're looking for a cozy place to call home, or your next investment property, this home has it all.

20. 2026-03-23
    price $215,000 906-char remark

    Show marketing remark (906 chars)

    Nestled on a generous lot, this delightful bungalow-cottage seamlessly blends modern convenience with classic charm. Recently renovated with NEW HVAC, NEW electrical, NEW gutters, NEW hot water heater, NEW flooring and NEW stainless steel appliances, this home is move in ready! This home offers the primary suite on the main level as well. Also on the main level is a secondary room, additional full bathroom, galley kitchen, living space and dining area. Making your way downstairs you'll find a generous finished basement that is full of potential as it offers a large space perfect for a secondary living space, a full bathroom and two exterior door entries. Located minutes from the thriving downtown Douglasville and Greystone amphitheater you'll experience the convenience it has to offer. Whether you're looking for a cozy place to call home, or your next investment property, this home has it all.

21. 2026-03-23
    price $215,000 906-char remark

    Show marketing remark (906 chars)

    Nestled on a generous lot, this delightful bungalow-cottage seamlessly blends modern convenience with classic charm. Recently renovated with NEW HVAC, NEW electrical, NEW gutters, NEW hot water heater, NEW flooring and NEW stainless steel appliances, this home is move in ready! This home offers the primary suite on the main level as well. Also on the main level is a secondary room, additional full bathroom, galley kitchen, living space and dining area. Making your way downstairs you'll find a generous finished basement that is full of potential as it offers a large space perfect for a secondary living space, a full bathroom and two exterior door entries. Located minutes from the thriving downtown Douglasville and Greystone amphitheater you'll experience the convenience it has to offer. Whether you're looking for a cozy place to call home, or your next investment property, this home has it all.

22. 2026-02-18
    listed $220,000 New 906-char remark

    Show marketing remark (906 chars)

    Nestled on a generous lot, this delightful bungalow-cottage seamlessly blends modern convenience with classic charm. Recently renovated with NEW HVAC, NEW electrical, NEW gutters, NEW hot water heater, NEW flooring and NEW stainless steel appliances, this home is move in ready! This home offers the primary suite on the main level as well. Also on the main level is a secondary room, additional full bathroom, galley kitchen, living space and dining area. Making your way downstairs you'll find a generous finished basement that is full of potential as it offers a large space perfect for a secondary living space, a full bathroom and two exterior door entries. Located minutes from the thriving downtown Douglasville and Greystone amphitheater you'll experience the convenience it has to offer. Whether you're looking for a cozy place to call home, or your next investment property, this home has it all.

23. 2026-02-18
    listed $220,000 Active 906-char remark

    Show marketing remark (906 chars)

    Nestled on a generous lot, this delightful bungalow-cottage seamlessly blends modern convenience with classic charm. Recently renovated with NEW HVAC, NEW electrical, NEW gutters, NEW hot water heater, NEW flooring and NEW stainless steel appliances, this home is move in ready! This home offers the primary suite on the main level as well. Also on the main level is a secondary room, additional full bathroom, galley kitchen, living space and dining area. Making your way downstairs you'll find a generous finished basement that is full of potential as it offers a large space perfect for a secondary living space, a full bathroom and two exterior door entries. Located minutes from the thriving downtown Douglasville and Greystone amphitheater you'll experience the convenience it has to offer. Whether you're looking for a cozy place to call home, or your next investment property, this home has it all.

24. 2026-02-17
    historical
25. 2025-12-06
    listed $220,000 New
26. 2025-09-30
    historical
27. 2025-09-30
    historical
28. 2025-06-13
    price $221,500
29. 2025-06-13
    price $221,500
30. 2025-04-10
    listed $231,500 Active
31. 2025-04-10
    historical
32. 2025-04-09
    listed $231,500 New
33. 2025-02-10
    historical
34. 2025-02-09
    historical
35. 2025-01-11
    status Active
36. 2025-01-10
    status Back On Market
37. 2025-01-08
    historical
38. 2025-01-08
    historical
39. 2024-10-25
    price $247,500
40. 2024-10-25
    price $247,500
41. 2024-09-16
    listed $260,000 Active
42. 2024-09-12
    historical
43. 2024-09-10
    listed $260,000 New
44. 2018-08-08
    soldstatus $105,000
45. 2018-07-31
    soldstatus $105,000 Sold
46. 2018-07-30
    status Pending
47. 2018-07-12
    listed $119,900 Active
48. 2018-02-21
    soldstatus $42,500 Sold
49. 2018-02-21
    soldstatus $42,500 Sold
50. 2018-02-20
    status Under Contract

ⓘ 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: $2,610 · $217/mo
• Projected year-2 tax: $2,610 · $217/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 7/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,168
• − Mortgage interest: −$11,763
• − Property taxes: −$2,610
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$6,109
• Taxable loss: −$2,868
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $1,319/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

+500.0% since first listed

60 events — show timeline

• 2026-04-17 Price Changed $210,000 FMLS
• 2026-04-17 Price Changed $210,000 GAMLS
• 2026-03-29 Relisted — FMLS
• 2026-03-27 Relisted — GAMLS
• 2026-03-25 Pending — FMLS
• 2026-03-25 Pending — GAMLS
• 2026-03-23 Price Changed $215,000 FMLS
• 2026-03-23 Price Changed $215,000 GAMLS
• 2026-02-18 Listed $220,000 FMLS
• 2026-02-18 Listed $220,000 GAMLS
• 2026-02-17 Listing Removed — GAMLS
• 2025-12-06 Listed $220,000 GAMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-06-13 Price Changed $221,500 FMLS
• 2025-06-13 Price Changed $221,500 GAMLS
• 2025-04-10 Listed $231,500 FMLS
• 2025-04-10 Coming Soon — FMLS
• 2025-04-09 Listed $231,500 GAMLS
• 2025-02-10 Listing Removed — FMLS
• 2025-02-09 Listing Removed — GAMLS
• 2025-01-11 Relisted — FMLS
• 2025-01-10 Relisted — GAMLS
• 2025-01-08 Listing Removed — GAMLS
• 2025-01-08 Listing Removed — FMLS
• 2024-10-25 Price Changed $247,500 GAMLS
• 2024-10-25 Price Changed $247,500 FMLS
• 2024-09-16 Listed $260,000 FMLS
• 2024-09-12 Coming Soon — FMLS
• 2024-09-10 Listed $260,000 GAMLS
• 2018-08-08 Sold (Public Records) $105,000 Public Records
• 2018-07-31 Sold (MLS) $105,000 FMLS
• 2018-07-30 Pending — FMLS
• 2018-07-12 Listed $119,900 FMLS
• 2018-02-21 Sold (MLS) $42,500 GAMLS
• 2018-02-21 Sold (MLS) $42,500 FMLS
• 2018-02-20 Pending — GAMLS
• 2018-02-20 Pending — FMLS
• 2018-02-03 Price Changed $49,999 GAMLS
• 2018-02-03 Price Changed $49,999 FMLS
• 2018-02-02 Relisted — GAMLS
• 2018-02-01 Listing Removed — GAMLS
• 2018-01-17 Price Changed $56,000 GAMLS
• 2018-01-16 Price Changed $56,000 FMLS
• 2018-01-02 Price Changed $59,000 GAMLS
• 2018-01-01 Price Changed $59,000 FMLS
• 2018-01-01 Listed $59,500 FMLS
• 2017-12-20 Price Changed $59,500 GAMLS
• 2017-11-30 Price Changed $59,900 GAMLS
• 2017-11-21 Price Changed $64,500 GAMLS
• 2017-11-12 Price Changed $64,900 GAMLS
• 2017-10-22 Listed $69,900 GAMLS
• 2011-06-08 Listing Removed — FMLS
• 2011-05-24 Sold (MLS) $13,000 FMLS
• 2011-04-27 Pending — FMLS
• 2011-04-20 Pending — FMLS
• 2011-03-23 Listed $13,000 FMLS
• 2011-03-05 Price Changed $13,000 GAMLS
• 2000-12-04 Sold (Public Records) $46,000 Public Records
• 2000-10-20 Sold (Public Records) $35,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,610 · +29.6% YoY. Source: county tax records.