3825 Bentley Dr · Douglasville, GA 30135

$145,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 36 Days on market

Built 1983 0.50 ac lot Est $238k · 39% under

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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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Investment opportunity. Fixer upper. 3BR, 1BA with basement, level lot, large back yard with nice hardwoods. Property is being sold in "as is" condition. Note: The sale of this property is subject to the approval of Douglas County Probate Court.

Key facts

• Large back yard
• Fixer upper
• 0.5 acre lot

Tags

• LARGE BACK YARD
• FIXER UPPER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Mount Carmel Elementary School (math 27% / reading 27%, grade F, #689 of 1,228 statewide, top 58%, 419 students, 73% FRL); Chestnut Log Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 726 students, 78% FRL) — zoned schools average 76% FRL vs 53% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 595 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $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 36 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $145k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.40% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.44%
• DSCR: 1.69
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $238,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3811 Paul St	0.09mi	3/2.0	1,251 (+5%)	6mo	$199,500	$159	83
3881 Bentley Dr	0.11mi	3/2.0	1,276 (+7%)	5mo	$254,000	$199	79
2436 Eric Ln	0.22mi	3/1.5	1,112 (-7%)	2mo	$218,900	$197	74
3930 Paul St	0.18mi	3/2.0	1,170 (-2%)	19mo	$219,000	$187	72
3765 Cindy Dr	0.15mi	3/2.0	1,259 (+5%)	17mo	$271,000	$215	70
3757 Cindy Dr	0.16mi	4/2.0 (+1)	1,259 (+5%)	12mo	$285,000	$226	69
2280 Pope Rd	0.48mi	3/1.0	1,190 (-0%)	8mo	$212,500	$179	66
2501 Eric Ln	0.27mi	3/2.0	1,146 (-4%)	19mo	$255,000	$223	64
2483 Pope Rd	0.23mi	3/1.5	1,107 (-7%)	14mo	$235,000	$212	63
3580 Dorris Cir	0.55mi	3/2.0	1,098 (-8%)	5mo	$169,900	$155	56
3770 Longview Dr	0.42mi	3/2.0	1,279 (+7%)	20mo	$245,000	$192	53
2290 Pope Rd	0.46mi	3/1.0	1,075 (-10%)	9mo	$223,000	$207	50

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $4,072
• Equity at exit: $21,620

10-year hold

• IRR: 9.1%
• Equity multiple: 1.60×
• Total profit: $24,324
• Equity at exit: $12,537

Cash invested: $40,600 (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: 595
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$760
• Tax from tax record: −$257 /mo · $3,079/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $522

Break-even live

Break-even rent $1,364

Max offer price $145,000

Occupancy floor 69%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2378 Iron Horse Dr Douglasville, GA	3.0	2.0	1160	$1,679	$1.45	3d	1	0.19mi
2301 Carlton Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1050	$2,465	$2.35	1d	12	0.84mi
3009 Acacia Cir Douglasville, GA	3.0	2.5	1421	$2,200	$1.55	13d	1	0.97mi
2010 Ayla Dr Douglasville, GA	3.0	2.5	1421	$2,000	$1.41	13d	1	0.98mi
4085 Midway Rd Douglasville, GA	2.0	2.0	832	$1,200	$1.44	5d	1	1.14mi
1750 Nutmeg St Douglasville, GA	2.0	1.5	900	$1,380	$1.53	24d	1	1.36mi
3175 Wallace Lake Rd Douglasville, GA	3.0	1.0	1500	$1,900	$1.27	43d	1	1.47mi

Listing history 31 events

1. 2025-10-10
   status Under Contract
2. 2025-10-01
   status Back On Market
3. 2025-09-13
   status Under Contract
4. 2025-09-09
   status Back On Market
5. 2025-09-03
   status Under Contract
6. 2025-08-15
   price $145,000
7. 2025-08-15
   price $149,000
8. 2025-08-07
   listed $165,000 New
9. 2020-12-15
   status Under Contract
10. 2020-12-11
    historical
11. 2020-12-01
    status Back on Market
12. 2020-11-24
    status Under Contract
13. 2020-11-13
    status Back on Market
14. 2020-11-12
    status Under Contract
15. 2020-11-04
    listed $129,900 New
16. 2020-10-15
    historical
17. 2020-10-02
    listed $129,900 New
18. 2019-03-27
    historical
19. 2018-10-26
    listed $95,000 New
20. 2010-07-22
    historical
21. 2010-07-09
    soldstatus $30,000 Sold
22. 2010-06-28
    status Pending
23. 2010-06-04
    price $33,900
24. 2010-06-03
    price $33,900
25. 2010-05-14
    price $36,900
26. 2010-05-12
    price $36,900
27. 2010-04-22
    price $39,900
28. 2010-04-21
    price $39,900
29. 2010-03-30
    listed $49,900 Active
30. 1991-07-26
    soldstatus $62,953
31. 1983-04-11
    soldstatus $38,200

ⓘ 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: $3,079 · $257/mo
• Projected year-2 tax: $3,079 · $257/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $24,300
• − Mortgage interest: −$8,122
• − Property taxes: −$3,079
• − Insurance: −$725
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$4,218
• Taxable income: $4,268
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $5,244/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

+279.6% since first listed

31 events — show timeline

• 2025-10-10 Pending — GAMLS
• 2025-10-01 Relisted — GAMLS
• 2025-09-13 Pending — GAMLS
• 2025-09-09 Relisted — GAMLS
• 2025-09-03 Pending — GAMLS
• 2025-08-15 Price Changed $145,000 GAMLS
• 2025-08-15 Price Changed $149,000 GAMLS
• 2025-08-07 Listed $165,000 GAMLS
• 2020-12-15 Pending — GAMLS
• 2020-12-11 Listing Removed — GAMLS
• 2020-12-01 Relisted — GAMLS
• 2020-11-24 Pending — GAMLS
• 2020-11-13 Relisted — GAMLS
• 2020-11-12 Pending — GAMLS
• 2020-11-04 Listed $129,900 GAMLS
• 2020-10-15 Listing Removed — GAMLS
• 2020-10-02 Listed $129,900 GAMLS
• 2019-03-27 Listing Removed — GAMLS
• 2018-10-26 Listed $95,000 GAMLS
• 2010-07-22 Listing Removed — FMLS
• 2010-07-09 Sold (MLS) $30,000 FMLS
• 2010-06-28 Pending — FMLS
• 2010-06-04 Price Changed $33,900 GAMLS
• 2010-06-03 Price Changed $33,900 FMLS
• 2010-05-14 Price Changed $36,900 GAMLS
• 2010-05-12 Price Changed $36,900 FMLS
• 2010-04-22 Price Changed $39,900 GAMLS
• 2010-04-21 Price Changed $39,900 FMLS
• 2010-03-30 Listed $49,900 FMLS
• 1991-07-26 Sold (Public Records) $62,953 Public Records
• 1983-04-11 Sold (Public Records) $38,200 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,079 · +7.1% YoY. Source: county tax records.