6820 S Lakewood Ter · Douglasville, GA 30135

$185,000

2 bd · 1.5 ba · 1,240 sqft · Townhouse public records · 43 Days on market

Built 1986 5,588 sqft lot $149/sqft · 30% below area Est $265k · 30% under $33/mo HOA · 2% of rent

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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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 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

MOTIVATED SELLERS ARE OFFERING $2,000 IN CLOSING COSTS! Step into this beautifully renovated end-unit townhouse in the heart of Douglasville, where comfort meets convenience in all the right ways. Tucked inside a well-kept community with a low HOA, residents enjoy access to a private playground, pool, and clubhouse-perfect for both relaxation and entertaining. Step inside to discover a thoughtfully updated interior featuring a fully renovated kitchen (2025), complemented by stylish new vinyl plank flooring (2025) that flows throughout the main living areas. Major systems have already been taken care of, including a new roof (2023), HVAC (2023), and water heater (2021), giving you peace of mind for years to come. This 2-bedroom, 1.5-bath home offers an ideal layout, with a convenient half bath on the main level and both bedrooms plus a full bath located upstairs for added privacy. Enjoy outdoor living in your fenced-in backyard, complete with a cozy covered patio-perfect for morning coffee or evening unwinding. Location is everything, and this home delivers. Just minutes from Interstate 20, commuting into Atlanta is a breeze. You'll also love being close to shopping, dining, and entertainment options at Arbor Place Mall, as well as nearby parks like Hunter Park for outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this move-in ready home checks all the boxes with style, updates, and an unbeatable location.

Key facts

• Private playground
• Community pool
• Community clubhouse

Tags

• RENOVATED END-UNIT TOWNHOUSE
• PRIVATE PLAYGROUND
• COMMUNITY POOL
• COMMUNITY CLUBHOUSE
• FULLY RENOVATED KITCHEN
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $83 ($996/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 $170k (8.2% below list).
• Recommended offer: $170k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Arbor Station Elementary School (math 26% / reading 28%, grade F, #689 of 1,228 statewide, top 58%, 559 students, 66% FRL); Chapel Hill Middle School (math 32% / reading 47%, grade F, #147 of 470 statewide, top 33%, 1,098 students, 55% FRL); Chapel Hill High School (math 16% / reading 32%, grade F, #203 of 424 statewide, top 48%, 1,609 students, 48% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents flat; 610 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $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 43 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $169,801 (8.2% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.92% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (median comp): $264,639
• List price: $185,000
• Delta: -30.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6820 S Lakewood Ter	0.00mi	2/1.5	1,240 (0%)	1mo	$185,000	$149	100

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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-29,527
• Equity at exit: $27,584

10-year hold

• IRR: -14.6%
• Equity multiple: 0.27×
• Total profit: $-37,616
• Equity at exit: $15,995

Cash invested: $51,800 (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 30135

• Rents YoY: 0.1%
• Active inventory: 610
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$970
• Tax from tax record: −$178 /mo · $2,139/yr
• Insurance: −$77
• HOA: −$33
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $83

Break-even live

Break-even rent $1,593

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $188	-5% $135	+0% $83	+5% $31	+10% $-22
Rent	-10% $-51	-5% $16	+0% $83	+5% $150	+10% $217
Rate	-1.0pp $176	-0.5pp $130	base $83	+0.5pp $35	+1.0pp $-14

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Highway 5 Douglasville, GA	1.0–3.0	1.0–2.0	1116	$1,539	$1.38	0d	20	0.70mi
50 Carrington Ln Douglasville, GA	1.0–3.0	1.0–2.0	1112	$1,532	$1.38	0d	7	0.91mi
3421 W Stewarts Mill Rd Douglasville, GA	1.0–3.0	1.0–2.0	971	$1,537	$1.58	0d	9	0.91mi
4839 Lehigh Dr Douglasville, GA	2.0	2.0	1300	$4,500	$3.46	45d	1	1.01mi
1 Rocky Ridge Blvd Douglasville, GA	1.0–3.0	1.0–2.0	1048	$1,658	$1.58	0d	22	1.05mi
5832 Stewart Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1128	$1,674	$1.48	0d	22	1.07mi
8753 Bowden St Douglasville, GA	2.0	1.0	860	$1,300	$1.51	14d	1	1.13mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	20d	1	1.17mi
4642 Elmhurst Dr Douglasville, GA	3.0	2.0	1385	$1,900	$1.37	5d	1	1.36mi
3492 Highway 5 Douglasville, GA	1.0–2.0	1.0–2.0	887	$1,406	$1.58	0d	8	1.47mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: waterpool

Listing history 20 events

1. 2026-05-12
   status Under Contract 1480-char remark

   Show marketing remark (1498 chars)

   MOTIVATED SELLERS ARE OFFERING $2,000 IN CLOSING COSTS! Step into this beautifully renovated end-unit townhouse in the heart of Douglasville, where comfort meets convenience in all the right ways. Tucked inside a well-kept community with a low HOA, residents enjoy access to a private playground, pool, and clubhouse—perfect for both relaxation and entertaining. Step inside to discover a thoughtfully updated interior featuring a fully renovated kitchen (2025), complemented by stylish new vinyl plank flooring (2025) that flows throughout the main living areas. Major systems have already been taken care of, including a new roof (2023), HVAC (2023), and water heater (2021), giving you peace of mind for years to come. This 2-bedroom, 1.5-bath home offers an ideal layout, with a convenient half bath on the main level and both bedrooms plus a full bath located upstairs for added privacy. Enjoy outdoor living in your fenced-in backyard, complete with a cozy covered patio—perfect for morning coffee or evening unwinding. Location is everything, and this home delivers. Just minutes from Interstate 20, commuting into Atlanta is a breeze. You’ll also love being close to shopping, dining, and entertainment options at Arbor Place Mall, as well as nearby parks like Hunter Park for outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this move-in ready home checks all the boxes with style, updates, and an unbeatable location.

2. 2026-05-12
   status Pending 1498-char remark

   Show marketing remark (1498 chars)

   MOTIVATED SELLERS ARE OFFERING $2,000 IN CLOSING COSTS! Step into this beautifully renovated end-unit townhouse in the heart of Douglasville, where comfort meets convenience in all the right ways. Tucked inside a well-kept community with a low HOA, residents enjoy access to a private playground, pool, and clubhouse—perfect for both relaxation and entertaining. Step inside to discover a thoughtfully updated interior featuring a fully renovated kitchen (2025), complemented by stylish new vinyl plank flooring (2025) that flows throughout the main living areas. Major systems have already been taken care of, including a new roof (2023), HVAC (2023), and water heater (2021), giving you peace of mind for years to come. This 2-bedroom, 1.5-bath home offers an ideal layout, with a convenient half bath on the main level and both bedrooms plus a full bath located upstairs for added privacy. Enjoy outdoor living in your fenced-in backyard, complete with a cozy covered patio—perfect for morning coffee or evening unwinding. Location is everything, and this home delivers. Just minutes from Interstate 20, commuting into Atlanta is a breeze. You’ll also love being close to shopping, dining, and entertainment options at Arbor Place Mall, as well as nearby parks like Hunter Park for outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this move-in ready home checks all the boxes with style, updates, and an unbeatable location.

3. 2026-04-22
   price $185,000 1480-char remark

   Show marketing remark (1498 chars)

   MOTIVATED SELLERS ARE OFFERING $2,000 IN CLOSING COSTS! Step into this beautifully renovated end-unit townhouse in the heart of Douglasville, where comfort meets convenience in all the right ways. Tucked inside a well-kept community with a low HOA, residents enjoy access to a private playground, pool, and clubhouse—perfect for both relaxation and entertaining. Step inside to discover a thoughtfully updated interior featuring a fully renovated kitchen (2025), complemented by stylish new vinyl plank flooring (2025) that flows throughout the main living areas. Major systems have already been taken care of, including a new roof (2023), HVAC (2023), and water heater (2021), giving you peace of mind for years to come. This 2-bedroom, 1.5-bath home offers an ideal layout, with a convenient half bath on the main level and both bedrooms plus a full bath located upstairs for added privacy. Enjoy outdoor living in your fenced-in backyard, complete with a cozy covered patio—perfect for morning coffee or evening unwinding. Location is everything, and this home delivers. Just minutes from Interstate 20, commuting into Atlanta is a breeze. You’ll also love being close to shopping, dining, and entertainment options at Arbor Place Mall, as well as nearby parks like Hunter Park for outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this move-in ready home checks all the boxes with style, updates, and an unbeatable location.

4. 2026-04-22
   price $185,000 1498-char remark

   Show marketing remark (1498 chars)

   MOTIVATED SELLERS ARE OFFERING $2,000 IN CLOSING COSTS! Step into this beautifully renovated end-unit townhouse in the heart of Douglasville, where comfort meets convenience in all the right ways. Tucked inside a well-kept community with a low HOA, residents enjoy access to a private playground, pool, and clubhouse—perfect for both relaxation and entertaining. Step inside to discover a thoughtfully updated interior featuring a fully renovated kitchen (2025), complemented by stylish new vinyl plank flooring (2025) that flows throughout the main living areas. Major systems have already been taken care of, including a new roof (2023), HVAC (2023), and water heater (2021), giving you peace of mind for years to come. This 2-bedroom, 1.5-bath home offers an ideal layout, with a convenient half bath on the main level and both bedrooms plus a full bath located upstairs for added privacy. Enjoy outdoor living in your fenced-in backyard, complete with a cozy covered patio—perfect for morning coffee or evening unwinding. Location is everything, and this home delivers. Just minutes from Interstate 20, commuting into Atlanta is a breeze. You’ll also love being close to shopping, dining, and entertainment options at Arbor Place Mall, as well as nearby parks like Hunter Park for outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this move-in ready home checks all the boxes with style, updates, and an unbeatable location.

5. 2026-04-14
   price $195,000 1480-char remark

   Show marketing remark (1498 chars)

   MOTIVATED SELLERS ARE OFFERING $2,000 IN CLOSING COSTS! Step into this beautifully renovated end-unit townhouse in the heart of Douglasville, where comfort meets convenience in all the right ways. Tucked inside a well-kept community with a low HOA, residents enjoy access to a private playground, pool, and clubhouse—perfect for both relaxation and entertaining. Step inside to discover a thoughtfully updated interior featuring a fully renovated kitchen (2025), complemented by stylish new vinyl plank flooring (2025) that flows throughout the main living areas. Major systems have already been taken care of, including a new roof (2023), HVAC (2023), and water heater (2021), giving you peace of mind for years to come. This 2-bedroom, 1.5-bath home offers an ideal layout, with a convenient half bath on the main level and both bedrooms plus a full bath located upstairs for added privacy. Enjoy outdoor living in your fenced-in backyard, complete with a cozy covered patio—perfect for morning coffee or evening unwinding. Location is everything, and this home delivers. Just minutes from Interstate 20, commuting into Atlanta is a breeze. You’ll also love being close to shopping, dining, and entertainment options at Arbor Place Mall, as well as nearby parks like Hunter Park for outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this move-in ready home checks all the boxes with style, updates, and an unbeatable location.

6. 2026-04-14
   price $195,000 1498-char remark

   Show marketing remark (1498 chars)

   MOTIVATED SELLERS ARE OFFERING $2,000 IN CLOSING COSTS! Step into this beautifully renovated end-unit townhouse in the heart of Douglasville, where comfort meets convenience in all the right ways. Tucked inside a well-kept community with a low HOA, residents enjoy access to a private playground, pool, and clubhouse—perfect for both relaxation and entertaining. Step inside to discover a thoughtfully updated interior featuring a fully renovated kitchen (2025), complemented by stylish new vinyl plank flooring (2025) that flows throughout the main living areas. Major systems have already been taken care of, including a new roof (2023), HVAC (2023), and water heater (2021), giving you peace of mind for years to come. This 2-bedroom, 1.5-bath home offers an ideal layout, with a convenient half bath on the main level and both bedrooms plus a full bath located upstairs for added privacy. Enjoy outdoor living in your fenced-in backyard, complete with a cozy covered patio—perfect for morning coffee or evening unwinding. Location is everything, and this home delivers. Just minutes from Interstate 20, commuting into Atlanta is a breeze. You’ll also love being close to shopping, dining, and entertainment options at Arbor Place Mall, as well as nearby parks like Hunter Park for outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this move-in ready home checks all the boxes with style, updates, and an unbeatable location.

7. 2026-04-07
   price $200,000 1480-char remark

   Show marketing remark (1498 chars)

   MOTIVATED SELLERS ARE OFFERING $2,000 IN CLOSING COSTS! Step into this beautifully renovated end-unit townhouse in the heart of Douglasville, where comfort meets convenience in all the right ways. Tucked inside a well-kept community with a low HOA, residents enjoy access to a private playground, pool, and clubhouse—perfect for both relaxation and entertaining. Step inside to discover a thoughtfully updated interior featuring a fully renovated kitchen (2025), complemented by stylish new vinyl plank flooring (2025) that flows throughout the main living areas. Major systems have already been taken care of, including a new roof (2023), HVAC (2023), and water heater (2021), giving you peace of mind for years to come. This 2-bedroom, 1.5-bath home offers an ideal layout, with a convenient half bath on the main level and both bedrooms plus a full bath located upstairs for added privacy. Enjoy outdoor living in your fenced-in backyard, complete with a cozy covered patio—perfect for morning coffee or evening unwinding. Location is everything, and this home delivers. Just minutes from Interstate 20, commuting into Atlanta is a breeze. You’ll also love being close to shopping, dining, and entertainment options at Arbor Place Mall, as well as nearby parks like Hunter Park for outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this move-in ready home checks all the boxes with style, updates, and an unbeatable location.

8. 2026-04-07
   price $200,000 1498-char remark

   Show marketing remark (1498 chars)

   MOTIVATED SELLERS ARE OFFERING $2,000 IN CLOSING COSTS! Step into this beautifully renovated end-unit townhouse in the heart of Douglasville, where comfort meets convenience in all the right ways. Tucked inside a well-kept community with a low HOA, residents enjoy access to a private playground, pool, and clubhouse—perfect for both relaxation and entertaining. Step inside to discover a thoughtfully updated interior featuring a fully renovated kitchen (2025), complemented by stylish new vinyl plank flooring (2025) that flows throughout the main living areas. Major systems have already been taken care of, including a new roof (2023), HVAC (2023), and water heater (2021), giving you peace of mind for years to come. This 2-bedroom, 1.5-bath home offers an ideal layout, with a convenient half bath on the main level and both bedrooms plus a full bath located upstairs for added privacy. Enjoy outdoor living in your fenced-in backyard, complete with a cozy covered patio—perfect for morning coffee or evening unwinding. Location is everything, and this home delivers. Just minutes from Interstate 20, commuting into Atlanta is a breeze. You’ll also love being close to shopping, dining, and entertainment options at Arbor Place Mall, as well as nearby parks like Hunter Park for outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this move-in ready home checks all the boxes with style, updates, and an unbeatable location.

9. 2026-03-30
   listed $205,000 New 1480-char remark

   Show marketing remark (1498 chars)

   MOTIVATED SELLERS ARE OFFERING $2,000 IN CLOSING COSTS! Step into this beautifully renovated end-unit townhouse in the heart of Douglasville, where comfort meets convenience in all the right ways. Tucked inside a well-kept community with a low HOA, residents enjoy access to a private playground, pool, and clubhouse—perfect for both relaxation and entertaining. Step inside to discover a thoughtfully updated interior featuring a fully renovated kitchen (2025), complemented by stylish new vinyl plank flooring (2025) that flows throughout the main living areas. Major systems have already been taken care of, including a new roof (2023), HVAC (2023), and water heater (2021), giving you peace of mind for years to come. This 2-bedroom, 1.5-bath home offers an ideal layout, with a convenient half bath on the main level and both bedrooms plus a full bath located upstairs for added privacy. Enjoy outdoor living in your fenced-in backyard, complete with a cozy covered patio—perfect for morning coffee or evening unwinding. Location is everything, and this home delivers. Just minutes from Interstate 20, commuting into Atlanta is a breeze. You’ll also love being close to shopping, dining, and entertainment options at Arbor Place Mall, as well as nearby parks like Hunter Park for outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this move-in ready home checks all the boxes with style, updates, and an unbeatable location.

10. 2026-03-30
    listed $205,000 Active 1498-char remark

    Show marketing remark (1498 chars)

    MOTIVATED SELLERS ARE OFFERING $2,000 IN CLOSING COSTS! Step into this beautifully renovated end-unit townhouse in the heart of Douglasville, where comfort meets convenience in all the right ways. Tucked inside a well-kept community with a low HOA, residents enjoy access to a private playground, pool, and clubhouse—perfect for both relaxation and entertaining. Step inside to discover a thoughtfully updated interior featuring a fully renovated kitchen (2025), complemented by stylish new vinyl plank flooring (2025) that flows throughout the main living areas. Major systems have already been taken care of, including a new roof (2023), HVAC (2023), and water heater (2021), giving you peace of mind for years to come. This 2-bedroom, 1.5-bath home offers an ideal layout, with a convenient half bath on the main level and both bedrooms plus a full bath located upstairs for added privacy. Enjoy outdoor living in your fenced-in backyard, complete with a cozy covered patio—perfect for morning coffee or evening unwinding. Location is everything, and this home delivers. Just minutes from Interstate 20, commuting into Atlanta is a breeze. You’ll also love being close to shopping, dining, and entertainment options at Arbor Place Mall, as well as nearby parks like Hunter Park for outdoor recreation. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this move-in ready home checks all the boxes with style, updates, and an unbeatable location.

11. 2022-11-18
    soldstatus $176,000
12. 2022-11-14
    soldstatus $176,000 Closed
13. 2022-11-14
    soldstatus $176,000 Sold
14. 2022-10-29
    status Pending
15. 2022-10-25
    status Under Contract
16. 2022-10-24
    historical Active Under Contract
17. 2022-10-12
    listed $174,000 New
18. 2022-10-10
    listed $174,000 Active
19. 2005-06-21
    soldstatus $88,100
20. 1986-12-31
    soldstatus $52,000

ⓘ 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: $2,139 · $178/mo
• Projected year-2 tax: $2,139 · $178/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $20,376
• − Mortgage interest: −$10,363
• − Property taxes: −$2,139
• − Insurance: −$925
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − HOA: −$396
• − Depreciation: −$5,382
• Taxable loss: −$2,088
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $1,497/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): 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

+255.8% since first listed

20 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-05-12 Pending — FMLS
• 2026-04-22 Price Changed $185,000 GAMLS
• 2026-04-22 Price Changed $185,000 FMLS
• 2026-04-14 Price Changed $195,000 GAMLS
• 2026-04-14 Price Changed $195,000 FMLS
• 2026-04-07 Price Changed $200,000 GAMLS
• 2026-04-07 Price Changed $200,000 FMLS
• 2026-03-30 Listed $205,000 FMLS
• 2026-03-30 Listed $205,000 GAMLS
• 2022-11-18 Sold (Public Records) $176,000 Public Records
• 2022-11-14 Sold (MLS) $176,000 GAMLS
• 2022-11-14 Sold (MLS) $176,000 FMLS
• 2022-10-29 Pending — FMLS
• 2022-10-25 Pending — GAMLS
• 2022-10-24 Contingent — FMLS
• 2022-10-12 Listed $174,000 GAMLS
• 2022-10-10 Listed $174,000 FMLS
• 2005-06-21 Sold (Public Records) $88,100 Public Records
• 1986-12-31 Sold (Public Records) $52,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,139 · +3.4% YoY. Source: county tax records.