3000 Wilkes Plantation Way · Douglasville, GA 30135

$259,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 46 Days on market

Built 1983 0.44 ac lot $193/sqft · 44% above area Est $322k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• 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

Step into 3000 Wilkes Plantation Way, a residence arranged for everyday practicality and comfort. A cozy fireplace anchors the living space, complemented by a kitchen equipped with all stainless steel appliances. The primary bathroom includes a separate tub and shower. Outdoor living is enhanced by a deck that overlooks a fenced in backyard. Everyday comfort and updated amenities await in this property.. Included 100-Day Home Warranty with buyer activation

Key facts

• Fenced in backyard
• Deck
• Cozy fireplace

Tags

• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• SEPARATE TUB AND SHOWER
• DECK
• FENCED IN BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer; 110-volt electric service; Electricity and sewer available
• Home design: One-level home; Resale property
• Construction: Wood siding exterior; Composition roof; Block foundation; Built with traditional construction materials
• Exterior features: Wood fencing; Other exterior features

Interior

• Kitchen: Stone countertops; Other kitchen features
• Bedrooms: Three main-level bedrooms; One lower-level bedroom; Primary suite on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom; One full bathroom on the lower level; One main-level half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace in the living room; Finished basement; No shared/common walls; Other interior features
• Laundry & utility: Main-level laundry; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (18.0% below list).
• Recommended offer: $212k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Factory Shoals Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 605 students, 85% FRL); Chestnut Log Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 726 students, 78% 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 74% FRL vs 53% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 610 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k 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 46 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,423 (18.0% 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 46 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.82% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (median comp): $322,096
• List price: $259,000
• Delta: -19.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2915 Wilkes Plantation Way	0.14mi	4/2.0 (+1)	1,308 (-3%)	1mo	$282,000	$216	83
2870 Aunt Pitty Pat Ln	0.24mi	3/2.0	1,234 (-8%)	6mo	$195,000	$158	70
2893 Mount Vernon Rd	0.74mi	3/2.0	1,296 (-4%)	6mo	$220,000	$170	54
2920 Clearwater Dr	0.61mi	3/2.0	1,276 (-5%)	21mo	$290,000	$227	46
3027 Lake Monroe Rd	0.46mi	3/2.0	1,196 (-11%)	18mo	$230,000	$192	45
2995 Clearwater Dr	0.67mi	3/2.0	1,456 (+8%)	14mo	$305,000	$209	43
8936 Old Lee Rd	0.64mi	4/3.0 (+1)	1,488 (+11%)	2mo	$270,000	$181	42

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: -23.9%
• Equity multiple: 0.20×
• Total profit: $-57,693
• Equity at exit: $38,618

10-year hold

• IRR: -30.3%
• Equity multiple: -0.19×
• Total profit: $-85,989
• Equity at exit: $22,394

Cash invested: $72,520 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$298 /mo · $3,577/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-153

Break-even live

Break-even rent $2,317

Max offer price $232,050

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-79	+0% $-153	+5% $-226	+10% $-299
Rent	-10% $-320	-5% $-236	+0% $-153	+5% $-69	+10% $15
Rate	-1.0pp $-22	-0.5pp $-87	base $-153	+0.5pp $-220	+1.0pp $-288

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Foxfield Pkwy Douglasville, GA	1.0–3.0	1.0–3.0	1067	$2,535	$2.37	0d	21	0.28mi
3153 Pritchards Trce Douglasville, GA	3.0	2.0	1560	$1,998	$1.28	0d	1	0.52mi
2725 Forrester Ct Lithia Springs, GA	2.0	1.0	944	$1,550	$1.64	0d	1	0.58mi
2836 Bomar Rd Douglasville, GA	4.0	1.5	1675	$1,536	$0.92	45d	1	0.83mi
3715 Meadowview Dr Lithia Springs, GA	4.0	2.0	1400	$1,910	$1.36	14d	1	0.85mi
3385 Newberry Ln Douglasville, GA	3.0	2.0	1697	$2,049	$1.21	7d	1	0.99mi
3460 Meadowview Dr Lithia Springs, GA	3.0	1.0	1000	$1,750	$1.75	4d	1	1.14mi
2301 Carlton Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1050	$2,465	$2.35	0d	14	1.19mi
3165 Laura Ln Douglasville, GA	3.0	2.5	1818	$2,000	$1.10	45d	1	1.20mi
3520 Willow Tree Cir Douglasville, GA	3.0	2.5	1483	$1,869	$1.26	4d	1	1.25mi
2419 Middleberry Cloister Douglasville, GA	2.0	2.0	1539	$1,600	$1.04	45d	1	1.42mi

Listing history 26 events

1. 2026-06-21
   days on market $259,000 Active 46 DOM
2. 2026-06-18
   days on market $259,000 Active 43 DOM
3. 2026-06-17
   days on market $259,000 Active 42 DOM
4. 2026-06-16
   days on market $259,000 Active 41 DOM
5. 2026-06-15
   days on market $259,000 Active 40 DOM
6. 2026-06-13
   days on market $259,000 Active 38 DOM
7. 2026-06-09
   days on market $259,000 Active 34 DOM
8. 2026-06-08
   days on market $259,000 Active 33 DOM
9. 2026-06-07
   days on market $259,000 Active 32 DOM
10. 2026-06-04
    pricedays on market $259,000 Active 29 DOM

    Show marketing remark (460 chars)

    Step into 3000 Wilkes Plantation Way, a residence arranged for everyday practicality and comfort. A cozy fireplace anchors the living space, complemented by a kitchen equipped with all stainless steel appliances. The primary bathroom includes a separate tub and shower. Outdoor living is enhanced by a deck that overlooks a fenced in backyard. Everyday comfort and updated amenities await in this property.. Included 100-Day Home Warranty with buyer activation

11. 2026-06-03
    days on market $273,000 Active 28 DOM
12. 2026-06-02
    days on market $273,000 Active 27 DOM
13. 2026-06-01
    days on market $273,000 Active 26 DOM
14. 2026-05-31
    days on market $273,000 Active 25 DOM
15. 2026-05-07
    listed $280,000 Active 460-char remark
16. 2026-05-06
    listed $280,000 New 460-char remark

    Show marketing remark (460 chars)

    Step into 3000 Wilkes Plantation Way, a residence arranged for everyday practicality and comfort. A cozy fireplace anchors the living space, complemented by a kitchen equipped with all stainless steel appliances. The primary bathroom includes a separate tub and shower. Outdoor living is enhanced by a deck that overlooks a fenced in backyard. Everyday comfort and updated amenities await in this property.. Included 100-Day Home Warranty with buyer activation

17. 2026-05-06
    soldstatus $280,000

    Show marketing remark (460 chars)

    Step into 3000 Wilkes Plantation Way, a residence arranged for everyday practicality and comfort. A cozy fireplace anchors the living space, complemented by a kitchen equipped with all stainless steel appliances. The primary bathroom includes a separate tub and shower. Outdoor living is enhanced by a deck that overlooks a fenced in backyard. Everyday comfort and updated amenities await in this property.. Included 100-Day Home Warranty with buyer activation

18. 2023-08-14
    historical $1,850
19. 2023-08-01
    soldstatus $259,040
20. 2023-07-13
    listed $1,850
21. 2023-04-25
    soldstatus $135,000
22. 2006-12-05
    soldstatus $110,000
23. 1995-03-24
    soldstatus $70,000
24. 1992-02-14
    soldstatus $43,000
25. 1992-01-15
    soldstatus $35,000
26. 1991-06-19
    soldstatus $58,000

ⓘ 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: $3,577 · $298/mo
• Projected year-2 tax: $3,577 · $298/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 9/10 Extreme FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $25,491
• − Mortgage interest: −$14,508
• − Property taxes: −$3,577
• − Insurance: −$2,092
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$7,535
• Taxable loss: −$6,300
• Est. tax savings @ 24.0%: +$1,512
• After-tax cash flow: $-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

• 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

+346.6% since first listed

16 events — show timeline

• 2026-06-04 Price Changed $259,000 GAMLS
• 2026-06-04 Price Changed $259,000 FMLS
• 2026-05-21 Price Changed $273,000 GAMLS
• 2026-05-21 Price Changed $273,000 FMLS
• 2026-05-07 Listed $280,000 FMLS
• 2026-05-06 Sold (Public Records) $280,000 Public Records
• 2026-05-06 Listed $280,000 GAMLS
• 2023-08-14 Rental Removed $1,850 APPFOLIO
• 2023-08-01 Sold (Public Records) $259,040 Public Records
• 2023-07-13 Listed for Rent $1,850 APPFOLIO
• 2023-04-25 Sold (Public Records) $135,000 Public Records
• 2006-12-05 Sold (Public Records) $110,000 Public Records
• 1995-03-24 Sold (Public Records) $70,000 Public Records
• 1992-02-14 Sold (Public Records) $43,000 Public Records
• 1992-01-15 Sold (Public Records) $35,000 Public Records
• 1991-06-19 Sold (Public Records) $58,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,577 · +11.0% YoY. Source: county tax records.