4957 Revere Ct · Douglasville, GA 30135

$245,000

5 bd · 3.0 ba · 3,143 sqft · SingleFamily public records · 45 Days on market

Built 1979 0.55 ac lot $78/sqft · 33% below area

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Why this score? — see what drove the C 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

New to the market! Spacious 5-bedroom, 2-bath home on a . 55-acre corner lot in Douglasville. Features a versatile floor plan, double car garage, and a full 1,869 sq ft unfinished basement for you to design how you would like. Enjoy suburban living with easy access to Atlanta and just minutes from Sweetwater Creek State Park. Plenty of outdoor space for entertaining, pets, or future upgrades. Don't miss this opportunity to own a home with space, location, and room to grow! No seller financing, and the home is not for rent. Agents, please check your MLS. Email is the best communication for the listing agent. Thanks

Key facts

• 0.55 acre lot
• Garage
• Built 1979

🏷️ Possibly a rental listed for sale. The $245,000 price doesn't fit this home's estimated sale value (~$549,788) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 $2k of loan paydown is wiped out by about $7k 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 45 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $549,788
• List price: $245,000
• Delta: -55.44%
• 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
8806 Clear Creek Ct	0.12mi	4/3.0 (-1)	2,853 (-9%)	11mo	$350,000	$123	64
9823 Forest Hill Dr	0.52mi	4/3.5 (-1)	3,228 (+3%)	4mo	$489,000	$151	61
6210 Millstone Trl	0.48mi	5/4.0	2,919 (-7%)	1mo	$455,900	$156	60
6832 Creekwood Dr	0.38mi	6/3.5 (+1)	3,501 (+11%)	2mo	$395,000	$113	54
9901 Hamilton Dr	0.53mi	5/4.0	3,001 (-4%)	22mo	$478,000	$159	45
9880 Milton Ct	0.64mi	4/4.0 (-1)	3,344 (+6%)	18mo	$310,000	$93	36
6664 Windwood Cir	0.73mi	4/3.0 (-1)	2,796 (-11%)	12mo	$363,000	$130	33

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-16,205
• Equity at exit: $36,530

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-4,108
• Equity at exit: $21,183

Cash invested: $68,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,761 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$302 /mo · $3,628/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $492

Break-even live

Break-even rent $2,138

Max offer price $245,000

Occupancy floor 77%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6694 Live Oak Ln Douglasville, GA	4.0	3.0	2400	$2,970	$1.24	44d	1	0.87mi
6834 Springwood Dr Douglasville, GA	4.0	3.0	2168	$2,105	$0.97	24d	1	0.97mi
3496 Heatherwood Ct Douglasville, GA	4.0	2.5	2134	$2,250	$1.05	44d	1	1.05mi
9785 Whitetail Rd Douglasville, GA	4.0	3.0	2400	$1,995	$0.83	5d	1	1.05mi
3543 Aberdeen Way Douglasville, GA	4.0	2.5	2822	$2,350	$0.83	24d	1	1.07mi
3755 Long Lake Dr Douglasville, GA	6.0	4.0	4179	$3,500	$0.84	24d	1	1.43mi

Listing history 27 events

1. 2026-05-05
   price $245,000 622-char remark

   Show marketing remark (686 chars)

   New to the market! Spacious 5-bedroom, 4-bath home on a .55-acre corner lot in Douglasville. Features a versatile floor plan, double car garage, and a full 1,869 sq ft unfinished basement for you to design how you would like. Enjoy suburban living with easy access to Atlanta and just minutes from Sweetwater Creek State Park. Plenty of outdoor space for entertaining, pets, or future upgrades. Don't miss this opportunity to own a home with space, location, and room to grow! No seller financing, and the home is not for rent. Agents, please check your MLS. Email is the best communication for the listing agent. Property will not pass traditional financing, Rehab loans etc, Thanks

2. 2026-05-05
   price $245,000 686-char remark

   Show marketing remark (686 chars)

   New to the market! Spacious 5-bedroom, 4-bath home on a .55-acre corner lot in Douglasville. Features a versatile floor plan, double car garage, and a full 1,869 sq ft unfinished basement for you to design how you would like. Enjoy suburban living with easy access to Atlanta and just minutes from Sweetwater Creek State Park. Plenty of outdoor space for entertaining, pets, or future upgrades. Don't miss this opportunity to own a home with space, location, and room to grow! No seller financing, and the home is not for rent. Agents, please check your MLS. Email is the best communication for the listing agent. Property will not pass traditional financing, Rehab loans etc, Thanks

3. 2026-04-30
   status Active 622-char remark

   Show marketing remark (686 chars)

   New to the market! Spacious 5-bedroom, 4-bath home on a .55-acre corner lot in Douglasville. Features a versatile floor plan, double car garage, and a full 1,869 sq ft unfinished basement for you to design how you would like. Enjoy suburban living with easy access to Atlanta and just minutes from Sweetwater Creek State Park. Plenty of outdoor space for entertaining, pets, or future upgrades. Don't miss this opportunity to own a home with space, location, and room to grow! No seller financing, and the home is not for rent. Agents, please check your MLS. Email is the best communication for the listing agent. Property will not pass traditional financing, Rehab loans etc, Thanks

4. 2026-04-30
   status Back On Market 686-char remark

   Show marketing remark (686 chars)

   New to the market! Spacious 5-bedroom, 4-bath home on a .55-acre corner lot in Douglasville. Features a versatile floor plan, double car garage, and a full 1,869 sq ft unfinished basement for you to design how you would like. Enjoy suburban living with easy access to Atlanta and just minutes from Sweetwater Creek State Park. Plenty of outdoor space for entertaining, pets, or future upgrades. Don't miss this opportunity to own a home with space, location, and room to grow! No seller financing, and the home is not for rent. Agents, please check your MLS. Email is the best communication for the listing agent. Property will not pass traditional financing, Rehab loans etc, Thanks

5. 2026-04-27
   status Under Contract 686-char remark

   Show marketing remark (622 chars)

   New to the market! Spacious 5-bedroom, 2-bath home on a . 55-acre corner lot in Douglasville. Features a versatile floor plan, double car garage, and a full 1,869 sq ft unfinished basement for you to design how you would like. Enjoy suburban living with easy access to Atlanta and just minutes from Sweetwater Creek State Park. Plenty of outdoor space for entertaining, pets, or future upgrades. Don't miss this opportunity to own a home with space, location, and room to grow! No seller financing, and the home is not for rent. Agents, please check your MLS. Email is the best communication for the listing agent. Thanks

6. 2026-04-27
   status Pending 622-char remark

   Show marketing remark (622 chars)

   New to the market! Spacious 5-bedroom, 2-bath home on a . 55-acre corner lot in Douglasville. Features a versatile floor plan, double car garage, and a full 1,869 sq ft unfinished basement for you to design how you would like. Enjoy suburban living with easy access to Atlanta and just minutes from Sweetwater Creek State Park. Plenty of outdoor space for entertaining, pets, or future upgrades. Don't miss this opportunity to own a home with space, location, and room to grow! No seller financing, and the home is not for rent. Agents, please check your MLS. Email is the best communication for the listing agent. Thanks

7. 2026-04-02
   listed $249,900 New 686-char remark

   Show marketing remark (622 chars)

   New to the market! Spacious 5-bedroom, 2-bath home on a . 55-acre corner lot in Douglasville. Features a versatile floor plan, double car garage, and a full 1,869 sq ft unfinished basement for you to design how you would like. Enjoy suburban living with easy access to Atlanta and just minutes from Sweetwater Creek State Park. Plenty of outdoor space for entertaining, pets, or future upgrades. Don't miss this opportunity to own a home with space, location, and room to grow! No seller financing, and the home is not for rent. Agents, please check your MLS. Email is the best communication for the listing agent. Thanks

8. 2026-04-02
   listed $249,900 Active 622-char remark

   Show marketing remark (622 chars)

   New to the market! Spacious 5-bedroom, 2-bath home on a . 55-acre corner lot in Douglasville. Features a versatile floor plan, double car garage, and a full 1,869 sq ft unfinished basement for you to design how you would like. Enjoy suburban living with easy access to Atlanta and just minutes from Sweetwater Creek State Park. Plenty of outdoor space for entertaining, pets, or future upgrades. Don't miss this opportunity to own a home with space, location, and room to grow! No seller financing, and the home is not for rent. Agents, please check your MLS. Email is the best communication for the listing agent. Thanks

9. 2024-05-28
   soldstatus $295,000
10. 2024-05-22
    soldstatus $295,000 Sold
11. 2024-05-22
    soldstatus $295,000 Closed
12. 2024-05-03
    status Pending
13. 2024-04-25
    historical Active Under Contract
14. 2024-04-25
    status Under Contract
15. 2024-04-18
    listed $289,000 Active
16. 2024-04-18
    listed $289,000 New
17. 2024-04-16
    price $289,000
18. 2010-06-10
    historical
19. 2010-05-06
    soldstatus $155,000
20. 2010-04-30
    soldstatus $155,000 Sold
21. 2010-04-18
    status Pending
22. 2010-04-14
    historical Contingent - Due Diligence
23. 2010-04-02
    price $159,900
24. 2010-04-01
    price $159,900
25. 2010-03-06
    listed $169,900 Active
26. 1987-05-27
    soldstatus $104,900
27. 1984-11-30
    soldstatus $89,000

ⓘ 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: $3,628 · $302/mo
• Projected year-2 tax: $3,628 · $302/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,132
• − Mortgage interest: −$13,724
• − Property taxes: −$3,628
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − Depreciation: −$7,127
• Taxable income: $2,128
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $5,394/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

+175.3% since first listed

27 events — show timeline

• 2026-05-05 Price Changed $245,000 CBOR
• 2026-05-05 Price Changed $245,000 GAMLS
• 2026-04-30 Relisted — CBOR
• 2026-04-30 Relisted — GAMLS
• 2026-04-27 Pending — GAMLS
• 2026-04-27 Pending — CBOR
• 2026-04-02 Listed $249,900 CBOR
• 2026-04-02 Listed $249,900 GAMLS
• 2024-05-28 Sold (Public Records) $295,000 Public Records
• 2024-05-22 Sold (MLS) $295,000 FMLS
• 2024-05-22 Sold (MLS) $295,000 GAMLS
• 2024-05-03 Pending — FMLS
• 2024-04-25 Contingent — FMLS
• 2024-04-25 Pending — GAMLS
• 2024-04-18 Listed $289,000 FMLS
• 2024-04-18 Listed $289,000 GAMLS
• 2024-04-16 Price Changed $289,000 FMLS
• 2010-06-10 Listing Removed — FMLS
• 2010-05-06 Sold (Public Records) $155,000 Public Records
• 2010-04-30 Sold (MLS) $155,000 FMLS
• 2010-04-18 Pending — FMLS
• 2010-04-14 Contingent — FMLS
• 2010-04-02 Price Changed $159,900 GAMLS
• 2010-04-01 Price Changed $159,900 FMLS
• 2010-03-06 Listed $169,900 FMLS
• 1987-05-27 Sold (Public Records) $104,900 Public Records
• 1984-11-30 Sold (Public Records) $89,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,628 · +2.4% YoY. Source: county tax records.