8662 Ashley Way · Douglasville, GA 30134

$113,000

2 bd · 1.0 ba · 942 sqft · Townhouse public records · 152 Days on market

Built 1983 Fair condition 3,524 sqft lot $120/sqft · 28% below area Est $156k · 28% under ↓ 56% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity in Ashley Oaks! This 2-bedroom, 1-bath townhome offers a smart layout, low-maintenance exterior, and strong rental appeal in a sought-after Douglasville location. Just minutes from shopping, dining, and I-20 for added convenience. Also available as part of a rare 18-property portfolio-an excellent chance to expand or start your investment journey.

Key facts

• Strong rental appeal
• Minutes from dining
• 2 parking spots

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• LOW MAINTENANCE EXTERIOR
• STRONG RENTAL APPEAL
• SOUGHT AFTER LOCATION
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $113k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 456 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $781 of loan paydown is wiped out by about $3k 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 152 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 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 $99,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $155,939
• List price: $113,000
• Delta: -27.54%
• 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
8654 Ashley Way	0.01mi	2/1.0	942 (0%)	6mo	$130,000	$138	94
8653 Ashley Way	0.03mi	2/1.0	822 (-13%)	1mo	$100,000	$122	76
8675 Ashley Way	0.03mi	2/1.0	786 (-17%)	6mo	$113,000	$144	68
8678 Ashley Way	0.03mi	2/2.5	1,110 (+18%)	3mo	$135,000	$122	65
8676 Ashley Way	0.02mi	2/2.0	1,110 (+18%)	10mo	$66,000	$59	61
9059 Stoneleigh Trce	0.89mi	2/2.0	1,050 (+12%)	1mo	$174,000	$166	41
6174 Field Stone Dr	0.81mi	2/1.0	1,041 (+10%)	8mo	$150,000	$144	41
6104 Cobblestone Ct	0.86mi	2/1.5	1,000 (+6%)	17mo	$170,000	$170	39
6170 Field Stone Dr	0.81mi	2/2.0	853 (-9%)	8mo	$155,000	$182	38
6178 Field Stone Dr	0.81mi	2/2.0	1,113 (+18%)	11mo	$174,000	$156	27
9023 Stoneleigh Trce	0.89mi	1/2.0 (-1)	1,035 (+10%)	17mo	$160,000	$155	26
9018 Stoneleigh Trce	0.86mi	2/2.0	1,035 (+10%)	23mo	$148,000	$143	26

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $751
• Equity at exit: $16,849

10-year hold

• IRR: 7.0%
• Equity multiple: 1.46×
• Total profit: $14,396
• Equity at exit: $9,770

Cash invested: $31,640 (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: 10 active · 7 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $125,500 ($144/sqft)
• Median days on market: 147 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.0% 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: 456
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$593
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $365

Break-even live

Break-even rent $989

Max offer price $113,000

Occupancy floor 70%

Sensitivity live

Price	-10% $429	-5% $397	+0% $365	+5% $333	+10% $301
Rent	-10% $250	-5% $308	+0% $365	+5% $422	+10% $480
Rate	-1.0pp $422	-0.5pp $394	base $365	+0.5pp $336	+1.0pp $306

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: $28,250
• Closing costs: $3,390
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6363 Melrose St Douglasville, GA	3.0	1.0	950	$1,550	$1.63	139d	1	0.23mi
6266 Melrose St Douglasville, GA	2.0	1.0	1056	$1,325	$1.25	76d	1	0.31mi
8753 Bowden St Douglasville, GA	2.0	1.0	860	$1,300	$1.51	108d	1	0.36mi
6765 W Strickland St Unit B Douglasville, GA	2.0	2.0	978	$1,295	$1.32	98d	1	0.63mi
6787 Strickland St Douglasville, GA	1.0	1.0	950	$550	$0.58	41d	1	0.65mi
6787 Strickland St Douglasville, GA	1.0	1.0	950	$625	$0.66	139d	1	0.65mi
8460 Hospital Dr Douglasville, GA	1.0	1.0	701	$1,278	$1.82	120d	1	0.76mi
8367 Warren Dr Douglasville, GA	2.0	2.0	1100	$1,250	$1.14	29d	1	0.77mi
8365 Warren Dr Douglasville, GA	2.0	2.0	1100	$1,250	$1.14	24d	1	0.79mi
8424 Chicago Ave Douglasville, GA	3.0	2.0	1114	$1,306	$1.17	19d	1	0.83mi
8424 Chicago Ave Douglasville, GA	2.0	2.0	880	$1,187	$1.35	10d	1	0.83mi
8424 Chicago Ave Douglasville, GA	1.0	1.0	660	$954	$1.45	28d	1	0.83mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	114d	1	0.85mi
9018 Stoneleigh Trce Unit Stoneleigh Douglasville, GA	2.0	2.0	1035	$1,500	$1.45	74d	1	0.85mi
8500 Durelee Ln Douglasville, GA	1.0	1.0	943	$1,495	$1.59	18d	1	0.96mi
8040 Colquitt St Douglasville, GA	2.0	2.0	1046	$1,245	$1.19	45d	1	1.07mi
8288 Chicago Ave Douglasville, GA	2.0	2.0	1050	$1,510	$1.44	98d	1	1.15mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,395	$1.15	139d	1	1.24mi
8057 Fieldstream Way Douglasville, GA	3.0	2.0	1074	$1,580	$1.47	18d	1	1.35mi

Listing history 50 events

1. 2026-08-31
   days on market $113,000 Active 152 DOM
2. 2026-08-29
   days on market $113,000 Active 150 DOM
3. 2026-08-28
   days on market $113,000 Active 149 DOM
4. 2026-08-27
   days on market $113,000 Active 148 DOM
5. 2026-08-25
   days on market $113,000 Active 146 DOM
6. 2026-08-24
   days on market $113,000 Active 145 DOM
7. 2026-08-23
   days on market $113,000 Active 144 DOM
8. 2026-08-22
   days on market $113,000 Active 143 DOM
9. 2026-08-21
   days on market $113,000 Active 142 DOM
10. 2026-08-20
    days on market $113,000 Active 141 DOM
11. 2026-08-19
    days on market $113,000 Active 140 DOM
12. 2026-08-18
    days on market $113,000 Active 139 DOM
13. 2026-08-17
    days on market $113,000 Active 138 DOM
14. 2026-08-16
    days on market $113,000 Active 137 DOM
15. 2026-08-15
    days on market $113,000 Active 136 DOM
16. 2026-08-14
    days on market $113,000 Active 135 DOM
17. 2026-08-13
    days on market $113,000 Active 134 DOM
18. 2026-08-12
    days on market $113,000 Active 133 DOM
19. 2026-08-11
    days on market $113,000 Active 132 DOM
20. 2026-08-10
    days on market $113,000 Active 131 DOM
21. 2026-08-09
    days on market $113,000 Active 130 DOM
22. 2026-08-08
    days on market $113,000 Active 129 DOM
23. 2026-08-06
    days on market $113,000 Active 127 DOM
24. 2026-08-05
    days on market $113,000 Active 126 DOM
25. 2026-08-04
    days on market $113,000 Active 125 DOM
26. 2026-08-03
    days on market $113,000 Active 124 DOM
27. 2026-07-31
    days on market $113,000 Active 121 DOM
28. 2026-07-30
    days on market $113,000 Active 119 DOM
29. 2026-07-28
    days on market $113,000 Active 118 DOM
30. 2026-07-26
    days on market $113,000 Active 116 DOM
31. 2026-07-24
    days on market $113,000 Active 114 DOM
32. 2026-07-23
    days on market $113,000 Active 113 DOM
33. 2026-07-22
    days on market $113,000 Active 112 DOM
34. 2026-07-21
    days on market $113,000 Active 111 DOM
35. 2026-07-20
    days on market $113,000 Active 110 DOM
36. 2026-07-18
    days on market $113,000 Active 108 DOM
37. 2026-07-18
    days on market $113,000 Active 107 DOM
38. 2026-07-16
    days on market $113,000 Active 106 DOM
39. 2026-07-15
    days on market $113,000 Active 105 DOM
40. 2026-07-14
    days on market $113,000 Active 104 DOM
41. 2026-07-14
    price $113,000 Active 103 DOM
42. 2026-07-13
    days on market $115,000 Active 103 DOM
43. 2026-07-13
    days on market $115,000 Active 102 DOM
44. 2026-07-11
    days on market $115,000 Active 101 DOM
45. 2026-07-10
    days on market $115,000 Active 100 DOM
46. 2026-07-10
    days on marketlisting id $115,000 Active 99 DOM
47. 2026-07-09
    days on market $115,000 Active 102 DOM
48. 2026-07-07
    days on marketlisting id $115,000 Active 100 DOM
49. 2026-07-06
    days on market $115,000 Active 99 DOM
50. 2026-07-06
    days on market $115,000 Active 98 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: $1,703 · $142/mo
• Projected year-2 tax: $1,703 · $142/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: $17,417
• − Mortgage interest: −$6,330
• − Property taxes: −$1,703
• − Insurance: −$565
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$3,287
• Taxable income: $2,746
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,722/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $23,550–$42,390 screening

This townhouse requires moderate repairs, particularly to the roof, and could benefit from landscaping and exterior painting to increase its value.

Components & finishes AI

Roof metal

Repairs flagged

• Major roof — Visible rust and wear
• Minor exterior siding — Some discoloration

Value-add opportunities

• Both repair and paint roof — A new roof would significantly increase both resale and rental value ↑
• Both landscape and add curb appeal — A well-maintained landscape can enhance both the home's curb appeal and its rental potential ↑

ⓘ Rehab cost is a screening estimate — Moderate 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

-55.8% since first listed

9 events — show timeline

• 2026-03-27 Listed $115,000 FMLS
• 2026-03-27 Listed $115,000 GAMLS
• 2026-03-17 Listing Removed — GAMLS
• 2025-12-20 Price Changed $131,200 GAMLS
• 2025-11-21 Listed $113,000 GAMLS
• 2021-07-27 Sold (Public Records) $917,000 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

+5.4%/yr

Latest (2025): $1,703 · -0.3% YoY. Source: county tax records.