8655 Ashley Way · Douglasville, GA 30134

$119,000

2 bd · 1.0 ba · 874 sqft · Townhouse public records · 130 Days on market

Built 1982 Good condition 2,404 sqft lot $136/sqft · 24% below area Est $157k · 24% under ↓ 54% since listing

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Why this score? — see what drove the B 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in Ashley Oaks! This 2-bedroom, 1-bath townhome is perfectly positioned for consistent rental income in a high-demand Douglasville location. Featuring a low-maintenance exterior and functional, efficient layout, it's an ideal addition for both seasoned investors and those just getting started. Located just minutes from shopping, dining, and I-20, this community offers the convenience tenants are looking for-helping support long-term occupancy and steady returns. Bulk purchase opportunity available-this property is part of an 18-unit portfolio within Ashley Oaks, offering a rare chance to scale quickly in one community. Whether you're looking to expand your portfolio or secure your first investment, this is one you don't want to pass up.

Key facts

• High demand location
• Minutes from i-20
• Minutes from dining

Tags

• LOW MAINTENANCE EXTERIOR
• FUNCTIONAL EFFICIENT LAYOUT
• HIGH DEMAND LOCATION
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• MINUTES FROM I-20

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.3% 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: Burnett Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 435 students, 94% FRL); Chestnut Log Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 726 students, 78% 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 78% FRL vs 53% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 381 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $823 of loan paydown is wiped out by about $4k 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 130 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.25% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $157,037
• List price: $119,000
• Delta: -24.22%
• 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
8654 Ashley Way	0.02mi	2/1.0	942 (+8%)	5mo	$130,000	$138	82
8675 Ashley Way	0.04mi	2/1.0	786 (-10%)	5mo	$113,000	$144	77
6170 Field Stone Dr	0.83mi	2/2.0	853 (-2%)	7mo	$155,000	$182	51
6174 Field Stone Dr	0.83mi	2/1.0	1,041 (+19%)	7mo	$150,000	$144	34
6104 Cobblestone Ct	0.88mi	2/1.5	1,000 (+14%)	15mo	$170,000	$170	26
9023 Stoneleigh Trce	0.91mi	1/2.0 (-1)	1,035 (+18%)	15mo	$160,000	$155	18
9018 Stoneleigh Trce	0.88mi	2/2.0	1,035 (+18%)	21mo	$148,000	$143	18

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $248
• Equity at exit: $17,743

10-year hold

• IRR: 6.6%
• Equity multiple: 1.43×
• Total profit: $14,241
• Equity at exit: $10,289

Cash invested: $33,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 1 under contract
• Months of supply: 27.0 mo (4%/mo absorbed)
• Median asking: $121,000 ($140/sqft)
• Median days on market: 130 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +28.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 381
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$624
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $374

Break-even live

Break-even rent $1,016

Max offer price $119,000

Occupancy floor 70%

Sensitivity live

Price	-10% $442	-5% $408	+0% $374	+5% $341	+10% $307
Rent	-10% $257	-5% $316	+0% $374	+5% $433	+10% $492
Rate	-1.0pp $434	-0.5pp $405	base $374	+0.5pp $344	+1.0pp $312

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: $29,750
• Closing costs: $3,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6363 Melrose St Douglasville, GA	3.0	1.0	950	$1,550	$1.63	93d	1	0.19mi
6266 Melrose St Douglasville, GA	2.0	1.0	1056	$1,325	$1.25	30d	1	0.30mi
8753 Bowden St Douglasville, GA	2.0	1.0	860	$1,300	$1.51	62d	1	0.40mi
6765 W Strickland St Unit B Douglasville, GA	2.0	2.0	978	$1,295	$1.32	52d	1	0.60mi
6787 Strickland St Douglasville, GA	1.0	1.0	950	$595	$0.63	4d	1	0.62mi
6787 Strickland St Douglasville, GA	1.0	1.0	950	$625	$0.66	93d	1	0.62mi
8460 Hospital Dr Douglasville, GA	1.0	1.0	701	$1,278	$1.82	73d	1	0.75mi
8424 Chicago Ave Douglasville, GA	2.0	2.0	880	$1,187	$1.35	93d	1	0.80mi
9018 Stoneleigh Trce Unit Stoneleigh Douglasville, GA	2.0	2.0	1035	$1,500	$1.45	27d	1	0.90mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	67d	1	0.90mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	52d	1	0.95mi
8040 Colquitt St Douglasville, GA	2.0	2.0	1046	$1,295	$1.24	70d	1	1.00mi
8288 Chicago Ave Douglasville, GA	2.0	2.0	1050	$1,510	$1.44	51d	1	1.12mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,395	$1.15	93d	1	1.20mi
8057 Fieldstream Way Douglasville, GA	3.0	2.0	1074	$1,630	$1.52	12d	1	1.30mi

Listing history 50 events

1. 2026-08-08
   days on market $119,000 Active 130 DOM
2. 2026-08-06
   days on market $119,000 Active 128 DOM
3. 2026-08-05
   days on market $119,000 Active 127 DOM
4. 2026-08-04
   days on market $119,000 Active 126 DOM
5. 2026-08-03
   days on market $119,000 Active 125 DOM
6. 2026-07-31
   days on market $119,000 Active 122 DOM
7. 2026-07-30
   days on market $119,000 Active 120 DOM
8. 2026-07-28
   days on market $119,000 Active 119 DOM
9. 2026-07-26
   days on market $119,000 Active 117 DOM
10. 2026-07-24
    days on market $119,000 Active 115 DOM
11. 2026-07-23
    days on market $119,000 Active 114 DOM
12. 2026-07-22
    days on market $119,000 Active 113 DOM
13. 2026-07-21
    days on market $119,000 Active 112 DOM
14. 2026-07-20
    days on market $119,000 Active 111 DOM
15. 2026-07-18
    days on market $119,000 Active 109 DOM
16. 2026-07-18
    days on market $119,000 Active 108 DOM
17. 2026-07-16
    days on market $119,000 Active 107 DOM
18. 2026-07-15
    days on market $119,000 Active 106 DOM
19. 2026-07-14
    days on market $119,000 Active 105 DOM
20. 2026-07-13
    days on market $119,000 Active 104 DOM
21. 2026-07-13
    days on market $119,000 Active 103 DOM
22. 2026-07-11
    days on market $119,000 Active 102 DOM
23. 2026-07-10
    days on market $119,000 Active 101 DOM
24. 2026-07-09
    days on market $119,000 Active 100 DOM
25. 2026-07-07
    days on market $119,000 Active 98 DOM
26. 2026-07-06
    days on market $119,000 Active 97 DOM
27. 2026-07-06
    days on market $119,000 Active 96 DOM
28. 2026-07-05
    days on market $119,000 Active 95 DOM
29. 2026-07-03
    days on market $119,000 Active 94 DOM
30. 2026-07-02
    days on market $119,000 Active 93 DOM
31. 2026-06-30
    days on market $119,000 Active 92 DOM
32. 2026-06-29
    days on market $119,000 Active 91 DOM
33. 2026-06-28
    days on market $119,000 Active 90 DOM
34. 2026-06-27
    days on market $119,000 Active 89 DOM
35. 2026-06-26
    days on market $119,000 Active 88 DOM
36. 2026-06-24
    days on market $119,000 Active 86 DOM
37. 2026-06-22
    days on market $119,000 Active 84 DOM
38. 2026-06-21
    days on market $119,000 Active 83 DOM
39. 2026-06-18
    days on market $119,000 Active 80 DOM
40. 2026-06-17
    days on market $119,000 Active 79 DOM
41. 2026-06-16
    days on market $119,000 Active 78 DOM
42. 2026-06-15
    days on market $119,000 Active 77 DOM
43. 2026-06-13
    days on market $119,000 Active 75 DOM
44. 2026-06-09
    days on market $119,000 Active 71 DOM
45. 2026-06-08
    days on market $119,000 Active 70 DOM
46. 2026-06-07
    days on market $119,000 Active 69 DOM
47. 2026-06-04
    days on market $119,000 Active 66 DOM
48. 2026-06-03
    days on market $119,000 Active 65 DOM
49. 2026-06-02
    days on market $119,000 Active 64 DOM
50. 2026-06-01
    days on market $119,000 Active 63 DOM

ⓘ 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: $1,550 · $129/mo
• Projected year-2 tax: $1,550 · $129/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 3/10 Moderate
• 🌡 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: $17,882
• − Mortgage interest: −$6,666
• − Property taxes: −$1,550
• − Insurance: −$595
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,462
• Taxable income: $2,748
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,833/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $4,370–$13,110 screening

This townhouse is in good condition with a good exterior and interior. It's a great investment opportunity with low maintenance and rental potential.

Value-add opportunities

• Both Paint the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean and maintain HVAC condensers — Clean condensers improve efficiency and reduce maintenance costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Burnett Elementary School F GA #878/1,228 Nat'l #33,738/41,679 Middle Chestnut Log Middle School F GA #333/470 Nat'l #11,208/14,009 High Douglas County High School F GA #104/424 Nat'l #10,333/17,239

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

B Composite livability gradescore 71/100

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 · 163,022 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: 9% of renters

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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%

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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%

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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

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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

-54.2% since first listed

11 events — show timeline

• 2026-03-30 Listed $119,000 FMLS
• 2026-03-30 Listed $119,000 GAMLS
• 2026-03-17 Listing Removed — FMLS
• 2026-03-17 Listing Removed — GAMLS
• 2025-12-19 Listed $130,000 FMLS
• 2025-12-19 Listed $130,000 GAMLS
• 2021-07-27 Sold (Public Records) $2,390,000 Public Records
• 2018-03-23 Sold (Public Records) $80,000 Public Records
• 2011-12-01 Sold (Public Records) $372,000 Public Records
• 2011-12-01 Sold (Public Records) $287,000 Public Records
• 2011-07-21 Sold (Public Records) $260,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,550 · -1.4% YoY. Source: county tax records.