6168 Field Stone Dr · Douglasville, GA 30134

$199,900

3 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 4 Days on market

Built 1992 0.28 ac lot Est $243k · 18% under $23/mo HOA · 1% of rent

---

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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• 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

Amazing 2 bedroom/2 bath end unit townhome. Walk inside to a beautifully updated unit with a large open floor plan. This home has a perfect layout for entertaining. The kitchen has been updated with new cabinets and stainless-steel appliances. Travel through the kitchen to the mudroom/laundry room. The main level also has a bedroom with a walk-in closet and a large bathroom with even more storage. Continue upstairs to the large primary suite. This bedroom has a big walk-in closet and a great primary bath with a soaking tub. Upstairs you will find walk-in access to additional attic space for storage. Enjoy the backyard on the multiple built-in seating areas. This home also comes with two additional storage sheds and sits on a large corner lot. There is plenty of parking for this townhome for it has a 3-car parking pad. Let's not forget about the location! You are close to shopping, dining, schools, the hospital and more. You don't want to miss this one.

Key facts

• End unit townhome
• Mudroom laundry room
• Updated kitchen

Tags

• END UNIT TOWNHOME
• LARGE OPEN FLOOR PLAN
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• MUDROOM LAUNDRY ROOM
• WALK IN CLOSET

Property features AI

Finance

• Other: Paved county road frontage; use GPS for directions; County: Douglas, GA
• Financial info: Community contains a single unit (one unit in community)
• HOA & community: Homeowners association with quarterly fee ($70) that includes grounds maintenance; Community features: Near schools, near shopping

Exterior

• Parking: Three parking spaces; Level driveway and parking pad; Kitchen-level access parking; Open parking available
• Utilities: Public water; Public sewer; 110 volt electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: Two-level townhome; Fee simple ownership
• Construction: Vinyl siding; Composition shingle roof; Brick/mortar foundation; Resale condition
• Exterior features: Storage; Patio; Privacy fencing; Shed(s) / additional storage

Interior

• Kitchen: Cabinets with stain finish; Laminate counters; Open view to family room; Dishwasher; Gas range; Microwave
• Bedrooms: One main-level bedroom; One upper-level bedroom; Bedroom features: Other
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: Two full bathrooms; Main level bathroom included; Upper-level full bathroom included; Master bath with skylights, soaking tub and tub/shower combo
• Heating & cooling: Central heating (natural gas); Central electric air conditioning; Gas water heater
• Interior features: Walk-in closet(s); Skylights; 1 common wall; end unit
• Laundry & utility: Laundry room on main level / mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $179k (10.2% below list).
• Recommended offer: $179k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 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; 302 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $71k; list at $200k implies a 182% gain — meaningful room to come down on a strong offer.

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 $179,455 (10.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $242,676
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6262 Melrose Dr	0.72mi	3/2.0	1,215 (+7%)	0mo	$260,000	$214	54

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-26,038
• Equity at exit: $29,806

10-year hold

• IRR: -9.3%
• Equity multiple: 0.50×
• Total profit: $-28,099
• Equity at exit: $17,284

Cash invested: $55,972 (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 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 302
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$83
• HOA: −$23
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $183

Break-even live

Break-even rent $1,564

Max offer price $199,900

Occupancy floor 85%

Sensitivity live

Price	-10% $296	-5% $239	+0% $183	+5% $126	+10% $69
Rent	-10% $41	-5% $112	+0% $183	+5% $253	+10% $324
Rate	-1.0pp $283	-0.5pp $233	base $183	+0.5pp $131	+1.0pp $78

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	21d	1	0.08mi
4839 Lehigh Dr Douglasville, GA	2.0	2.0	1300	$4,500	$3.46	46d	1	0.56mi
4642 Elmhurst Dr Douglasville, GA	3.0	2.0	1385	$1,900	$1.37	6d	1	0.71mi
6363 Melrose St Douglasville, GA	3.0	1.0	950	$1,550	$1.63	46d	1	0.83mi
8753 Bowden St Douglasville, GA	2.0	1.0	860	$1,300	$1.51	15d	1	0.87mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	5d	1	0.99mi
6765 W Strickland St Unit B Douglasville, GA	2.0	2.0	978	$1,295	$1.32	5d	1	1.38mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,595	$1.32	46d	1	1.45mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 5 events

1. 2026-06-10
   status $199,900 Pending 4 DOM
2. 2026-06-09
   days on market $199,900 Active 4 DOM
3. 2026-06-08
   days on market $199,900 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $199,900 Active 2 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: $967 · $81/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$872/yr (+$73/mo · 90.2%)

ⓘ 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: $21,535
• − Mortgage interest: −$11,198
• − Property taxes: −$967
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$276
• − Depreciation: −$5,815
• Taxable loss: −$1,166
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $2,470/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): 47,580
• Household income: $76,574
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1339.0

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 0.65)
• 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%

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

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

+295.2% since first listed

5 events — show timeline

• 2026-06-05 Listed $199,900 GAMLS
• 2026-06-05 Listed $199,900 FMLS
• 2020-07-24 Sold (Public Records) $71,000 Public Records
• 1997-01-15 Sold (Public Records) $5,000 Public Records
• 1992-05-08 Sold (Public Records) $50,585 Public Records

Property tax history

-0.5%/yr

Latest (2025): $967 · -0.4% YoY. Source: county tax records.