3948 Bright Star Rd · Douglasville, GA 30135

$265,000

3 bd · 2.0 ba · 1,806 sqft · SingleFamily public records · 35 Days on market

Built 1972 0.43 ac lot $147/sqft · 56% above area Est $302k · 12% 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 +13.0/15.0
• Cash flow +12.8/30.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOUGHT AFTER 4 SIDED BRICK RANCH WITH A FULL BASEMENT. SUN ROOM OFF BACK. FENCED IN BACKYARD AND TURN AROUND IN DRIVEWAY. LEVEL LOT. BOAT DOOR.

Key facts

• Formal dining room
• Massive front yard
• Sunny breakfast nook

Tags

• MASSIVE FRONT YARD
• OPEN-CONCEPT FLOOR PLAN
• COZY FIREPLACE
• SUNNY BREAKFAST NOOK
• FORMAL DINING ROOM
• FORMAL SITTING AREA

Property features AI

Exterior

• Parking: Covered carport with space for 2 cars
• Utilities: Public water; Septic sewer; Electric service with 110V and 220V; Cable available; Natural gas available
• Home design: Single-level home; Full unfinished basement with interior entry; Resale property
• Construction: Brick on all four sides; Composition roof; Slab foundation; Built with a full basement (unfinished)
• Exterior features: Rain gutters; Deck; Glass-enclosed porch; Patio

Interior

• Kitchen: Breakfast room; White cabinets; Stone counters; Gas cooktop; Microwave; Dishwasher
• Bedrooms: Three main-level bedrooms; Primary suite on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; Primary bath with shower-only configuration
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; 9-foot ceilings on the main level; High-speed internet; Storm windows; One fireplace located in the family room; No shared/common walls
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-23 ($-271/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (27.2% below list).
• Recommended offer: $193k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Bill Arp Elementary School (math 30% / reading 31%, grade F, #620 of 1,228 statewide, top 51%, 610 students, 72% FRL); Mason Creek Middle School (math 28% / reading 42%, grade F, #191 of 470 statewide, top 41%, 879 students, 64% FRL); Alexander High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,823 students, 41% FRL).
• Market conditions: Rents flat; 610 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 35 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $123k; list at $265k implies a 116% gain — meaningful room to come down on a strong offer.

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 $192,900 (27.2% 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 35 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.73% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 11.4

CMA / ARV

• ARV (median comp): $301,667
• List price: $265,000
• Delta: -12.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4007 Nations Dr	0.31mi	3/2.0	1,837 (+2%)	6mo	$234,500	$128	78
4093 Knotty Oak Trl	0.25mi	4/2.5 (+1)	1,850 (+2%)	3mo	$255,000	$138	75
6439 Shore Dr	0.64mi	3/2.0	1,720 (-5%)	2mo	$275,000	$160	61
4153 Wells Cir	0.50mi	3/2.0	1,947 (+8%)	4mo	$310,000	$159	60
3995 Nations Dr	0.30mi	4/2.0 (+1)	1,644 (-9%)	9mo	$225,000	$137	58
4179 Westview St	0.50mi	3/2.0	1,702 (-6%)	12mo	$225,000	$132	57
6407 Shore Dr	0.67mi	4/2.0 (+1)	1,760 (-2%)	7mo	$241,000	$137	54
6349 W Shore Cir	0.63mi	3/2.0	1,632 (-10%)	6mo	$293,000	$180	50
3833 Coral Ln	0.58mi	3/1.5	1,664 (-8%)	12mo	$275,000	$165	48
4089 Roy Ct	0.69mi	3/2.0	2,065 (+14%)	2mo	$322,000	$156	42
6274 Pine Frost Dr	0.68mi	3/1.5	1,584 (-12%)	8mo	$250,000	$158	39
3575 Bright Star Rd	0.75mi	3/2.0	1,588 (-12%)	8mo	$215,000	$135	39

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-50,034
• Equity at exit: $39,512

10-year hold

• IRR: -19.1%
• Equity multiple: 0.09×
• Total profit: $-67,331
• Equity at exit: $22,912

Cash invested: $74,200 (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 30135

• Rents YoY: 0.1%
• Active inventory: 610
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-23

Break-even live

Break-even rent $1,958

Max offer price $261,006

Occupancy floor 96%

Sensitivity live

Price	-10% $127	-5% $52	+0% $-23	+5% $-98	+10% $-491
Rent	-10% $-175	-5% $-99	+0% $-23	+5% $54	+10% $130
Rate	-1.0pp $111	-0.5pp $45	base $-23	+0.5pp $-91	+1.0pp $-161

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3971 Highway 5 Douglasville, GA	3.0	2.0	1382	$1,995	$1.44	5d	1	0.06mi
3960 Watkins Way Douglasville, GA	3.0	2.0	1692	$1,511	$0.89	45d	1	0.34mi
22 Fox Hall Dr Unit B Douglasville, GA	2.0	1.0	1583	$1,465	$0.93	45d	1	0.35mi
3751 Sherwood Dr Douglasville, GA	3.0	2.0	1677	$1,500	$0.89	45d	1	0.39mi
3964 Wedgewood Dr Douglasville, GA	3.0	2.0	1420	$1,750	$1.23	45d	1	0.42mi
6677 Birchwood Ter Winston, GA	3.0	2.0	1566	$1,680	$1.07	17d	1	0.76mi
6265 E Shore Cir Douglasville, GA	4.0	2.0	2472	$2,050	$0.83	7d	1	0.81mi
3468 Rocky Creek Dr Douglasville, GA	3.0	2.0	1460	$1,750	$1.20	20d	1	0.86mi
6945 Pompas Ct Douglasville, GA	3.0	2.0	2084	$2,019	$0.97	45d	1	0.99mi
6165 Marilla St Douglasville, GA	3.0	2.0	1305	$1,665	$1.28	22d	1	1.02mi
3874 N Quail Dr Douglasville, GA	3.0	2.0	1300	$1,850	$1.42	45d	1	1.12mi
6195 Cowan Mill Rd Douglasville, GA	3.0	2.0	1860	$1,931	$1.04	0d	1	1.25mi
3584 Marshall Ct Douglasville, GA	2.0	3.0	1851	$1,905	$1.03	22d	1	1.43mi
3680 Douglas Ridge Trl Douglasville, GA	3.0	2.0	2008	$1,919	$0.96	5d	1	1.48mi

Listing history 15 events

1. 2026-06-07
   days on market $265,000 Active 35 DOM
2. 2026-06-04
   days on market $265,000 Active 32 DOM
3. 2026-06-03
   statusdays on market $265,000 Active 31 DOM
4. 2026-06-02
   days on market $265,000 Active Under Contract 30 DOM
5. 2026-06-01
   days on market $265,000 Active Under Contract 29 DOM
6. 2026-05-31
   days on market $265,000 Active Under Contract 28 DOM
7. 2026-05-14
   price $265,000 925-char remark
8. 2026-05-03
   listed $275,000 Active 925-char remark
9. 2025-06-23
   historical
10. 2025-04-29
    price $300,000
11. 2025-02-11
    listed $325,000 New
12. 2007-08-07
    soldstatus $122,900
13. 2007-07-31
    soldstatus $122,900

    Show marketing remark (143 chars)

    SOUGHT AFTER 4 SIDED BRICK RANCH WITH A FULL BASEMENT. SUN ROOM OFF BACK. FENCED IN BACKYARD AND TURN AROUND IN DRIVEWAY. LEVEL LOT. BOAT DOOR.

14. 2006-12-05
    listed $124,900

    Show marketing remark (143 chars)

    SOUGHT AFTER 4 SIDED BRICK RANCH WITH A FULL BASEMENT. SUN ROOM OFF BACK. FENCED IN BACKYARD AND TURN AROUND IN DRIVEWAY. LEVEL LOT. BOAT DOOR.

15. 2003-02-11
    soldstatus $128,500

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$1,881/yr (+$157/mo · 337.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $23,148
• − Mortgage interest: −$14,844
• − Property taxes: −$557
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$7,709
• Taxable loss: −$4,991
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $927/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

+106.2% since first listed

12 events — show timeline

• 2026-06-08 Listing Removed — FMLS
• 2026-06-02 Relisted — FMLS
• 2026-05-29 Contingent — FMLS
• 2026-05-14 Price Changed $265,000 FMLS
• 2026-05-03 Listed $275,000 FMLS
• 2025-06-23 Listing Removed — GAMLS
• 2025-04-29 Price Changed $300,000 GAMLS
• 2025-02-11 Listed $325,000 GAMLS
• 2007-08-07 Sold (Public Records) $122,900 Public Records
• 2007-07-31 Sold (MLS) $122,900 FMLS
• 2006-12-05 Listed $124,900 FMLS
• 2003-02-11 Sold (Public Records) $128,500 Public Records

Property tax history

-5.7%/yr

Latest (2025): $557 · +0.0% YoY. Source: county tax records.