3342 Brookmont Pkwy · Douglasville, GA 30135

$210,000

3 bd · 1.0 ba · 1,021 sqft · SingleFamily public records · 10 Days on market

Built 1956 0.48 ac lot Est $210k · at est.

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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 +22.4/30.0
• ARV discount +7.6/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• 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

Charming updated ranch nestled on a spacious lot. This move-in-ready home offers a bright, open layout with a fresh coat of paint, updated flooring throughout, and abundant natural light. The kitchen featured warm wood cabinetry, stainless steel appliances, and a functional layout that is perfect for everyday living. This home includes generously sized bedrooms with good closet space. Step outside and enjoy a level yard, private fencing, and a storage shed. The extended driveway provides plenty of parking. Perfect for first-time buyers, downsizers, or investors. This home offers comfort, functionality, and value in one complete package.

Key facts

• Bright open layout
• Warm wood cabinetry
• Updated ranch

Tags

• UPDATED RANCH
• SPACIOUS LOT
• BRIGHT OPEN LAYOUT
• UPDATED FLOORING
• ABUNDANT NATURAL LIGHT
• WARM WOOD CABINETRY

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: One level; Updated/remodeled; Fee simple ownership
• Construction: Aluminum siding; Composition roof; Block foundation; Built with outbuilding
• Exterior features: Private entrance; Front porch; Storage; Privacy fencing; Outbuilding

Interior

• Kitchen: View to family room; Electric oven; Refrigerator
• Bedrooms: 2 bedrooms on main level; Master on main
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; High-speed internet; Double-pane windows; No common walls; Den
• Laundry & utility: Washer; Dryer; Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/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 $206k (1.7% below list).
• Recommended offer: $206k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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: Chestnut Log Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 726 students, 78% FRL); New Manchester High School (math 10% / reading 28%, grade F, #250 of 424 statewide, top 60%, 1,894 students, 60% FRL) — zoned schools average 69% FRL vs 53% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 610 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y ago 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 $8k; list at $210k implies a 2415% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $206,413 (1.7% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $210,326
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3342 Brookmont Pkwy	0.00mi	2/2.0 (-1)	1,021 (0%)	1mo	$210,000	$206	90
3191 Wallace Dr	0.12mi	3/1.0	960 (-6%)	4mo	$100,000	$104	80
3588 Bomar Rd	0.74mi	3/2.0	1,118 (+10%)	3mo	$233,000	$208	43

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-17,759
• Equity at exit: $31,312

10-year hold

• IRR: -2.9%
• Equity multiple: 0.83×
• Total profit: $-9,937
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $349

Break-even live

Break-even rent $1,622

Max offer price $210,000

Occupancy floor 78%

Sensitivity live

Price	-10% $468	-5% $409	+0% $349	+5% $290	+10% $230
Rent	-10% $186	-5% $268	+0% $349	+5% $431	+10% $512
Rate	-1.0pp $455	-0.5pp $403	base $349	+0.5pp $295	+1.0pp $239

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3175 Wallace Lake Rd Douglasville, GA	3.0	1.0	1500	$1,900	$1.27	45d	1	0.21mi
3884 Welham Green Ct Douglasville, GA	3.0	2.0	1150	$1,695	$1.47	45d	1	0.63mi
4031 Daylily Way Douglasville, GA	3.0	2.0	1464	$1,869	$1.28	18d	1	0.85mi
3729 Winding Trail Ct Douglasville, GA	3.0	2.0	1433	$1,830	$1.28	14d	1	0.98mi
3900 Saddlecreek Dr Douglasville, GA	3.0	2.0	1224	$2,020	$1.65	6d	1	0.99mi

Listing history 17 events

1. 2026-05-02
   status Pending
2. 2026-04-27
   historical Active Under Contract
3. 2026-04-26
   historical Active Under Contract 644-char remark

   Show marketing remark (644 chars)

   Charming updated ranch nestled on a spacious lot. This move-in-ready home offers a bright, open layout with a fresh coat of paint, updated flooring throughout, and abundant natural light. The kitchen featured warm wood cabinetry, stainless steel appliances, and a functional layout that is perfect for everyday living. This home includes generously sized bedrooms with good closet space. Step outside and enjoy a level yard, private fencing, and a storage shed. The extended driveway provides plenty of parking. Perfect for first-time buyers, downsizers, or investors. This home offers comfort, functionality, and value in one complete package.

4. 2026-04-21
   listed $210,000 Active

   Show marketing remark (644 chars)

   Charming updated ranch nestled on a spacious lot. This move-in-ready home offers a bright, open layout with a fresh coat of paint, updated flooring throughout, and abundant natural light. The kitchen featured warm wood cabinetry, stainless steel appliances, and a functional layout that is perfect for everyday living. This home includes generously sized bedrooms with good closet space. Step outside and enjoy a level yard, private fencing, and a storage shed. The extended driveway provides plenty of parking. Perfect for first-time buyers, downsizers, or investors. This home offers comfort, functionality, and value in one complete package.

5. 2026-04-21
   listed $210,000 New 644-char remark

   Show marketing remark (644 chars)

   Charming updated ranch nestled on a spacious lot. This move-in-ready home offers a bright, open layout with a fresh coat of paint, updated flooring throughout, and abundant natural light. The kitchen featured warm wood cabinetry, stainless steel appliances, and a functional layout that is perfect for everyday living. This home includes generously sized bedrooms with good closet space. Step outside and enjoy a level yard, private fencing, and a storage shed. The extended driveway provides plenty of parking. Perfect for first-time buyers, downsizers, or investors. This home offers comfort, functionality, and value in one complete package.

6. 2013-01-24
   price $8,350 158-char remark

   Show marketing remark (158 chars)

   3 BEDROOM/1 BATHROOM RANCH ON A NEAR HALF ACRE LOT. GREAT INVESTMENT. KITCHEN OPEN TO THE LIVING ROOM. PRICED TO SELL. THE SELLER HAS DIRECTED THAT ALL OFFERS

7. 2012-05-22
   soldstatus $8,350 Sold 158-char remark

   Show marketing remark (158 chars)

   3 BEDROOM/1 BATHROOM RANCH ON A NEAR HALF ACRE LOT. GREAT INVESTMENT. KITCHEN OPEN TO THE LIVING ROOM. PRICED TO SELL. THE SELLER HAS DIRECTED THAT ALL OFFERS

8. 2012-05-07
   historical 158-char remark

   Show marketing remark (158 chars)

   3 BEDROOM/1 BATHROOM RANCH ON A NEAR HALF ACRE LOT. GREAT INVESTMENT. KITCHEN OPEN TO THE LIVING ROOM. PRICED TO SELL. THE SELLER HAS DIRECTED THAT ALL OFFERS

9. 2012-05-04
   price $9,000 158-char remark

   Show marketing remark (158 chars)

   3 BEDROOM/1 BATHROOM RANCH ON A NEAR HALF ACRE LOT. GREAT INVESTMENT. KITCHEN OPEN TO THE LIVING ROOM. PRICED TO SELL. THE SELLER HAS DIRECTED THAT ALL OFFERS

10. 2012-03-28
    price $9,000 158-char remark

    Show marketing remark (158 chars)

    3 BEDROOM/1 BATHROOM RANCH ON A NEAR HALF ACRE LOT. GREAT INVESTMENT. KITCHEN OPEN TO THE LIVING ROOM. PRICED TO SELL. THE SELLER HAS DIRECTED THAT ALL OFFERS

11. 2012-02-21
    price $9,500 Back On Market 158-char remark

    Show marketing remark (158 chars)

    3 BEDROOM/1 BATHROOM RANCH ON A NEAR HALF ACRE LOT. GREAT INVESTMENT. KITCHEN OPEN TO THE LIVING ROOM. PRICED TO SELL. THE SELLER HAS DIRECTED THAT ALL OFFERS

12. 2012-02-21
    status Back On Market 158-char remark

    Show marketing remark (158 chars)

    3 BEDROOM/1 BATHROOM RANCH ON A NEAR HALF ACRE LOT. GREAT INVESTMENT. KITCHEN OPEN TO THE LIVING ROOM. PRICED TO SELL. THE SELLER HAS DIRECTED THAT ALL OFFERS

13. 2012-01-23
    historical 158-char remark

    Show marketing remark (158 chars)

    3 BEDROOM/1 BATHROOM RANCH ON A NEAR HALF ACRE LOT. GREAT INVESTMENT. KITCHEN OPEN TO THE LIVING ROOM. PRICED TO SELL. THE SELLER HAS DIRECTED THAT ALL OFFERS

14. 2012-01-15
    status Under Contract 158-char remark

    Show marketing remark (158 chars)

    3 BEDROOM/1 BATHROOM RANCH ON A NEAR HALF ACRE LOT. GREAT INVESTMENT. KITCHEN OPEN TO THE LIVING ROOM. PRICED TO SELL. THE SELLER HAS DIRECTED THAT ALL OFFERS

15. 2011-12-14
    price $10,000 Reduced 158-char remark

    Show marketing remark (158 chars)

    3 BEDROOM/1 BATHROOM RANCH ON A NEAR HALF ACRE LOT. GREAT INVESTMENT. KITCHEN OPEN TO THE LIVING ROOM. PRICED TO SELL. THE SELLER HAS DIRECTED THAT ALL OFFERS

16. 2011-10-28
    listed $14,500 New 158-char remark

    Show marketing remark (158 chars)

    3 BEDROOM/1 BATHROOM RANCH ON A NEAR HALF ACRE LOT. GREAT INVESTMENT. KITCHEN OPEN TO THE LIVING ROOM. PRICED TO SELL. THE SELLER HAS DIRECTED THAT ALL OFFERS

17. 1991-03-27
    soldstatus $12,276

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$819/yr (+$68/mo · 73.5%)

ⓘ 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 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: $24,770
• − Mortgage interest: −$11,763
• − Property taxes: −$1,113
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$6,109
• Taxable income: $771
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $4,005/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

• 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

+1610.7% since first listed

17 events — show timeline

• 2026-05-02 Pending — FMLS
• 2026-04-27 Contingent — FMLS
• 2026-04-26 Contingent — GAMLS
• 2026-04-21 Listed $210,000 GAMLS
• 2026-04-21 Listed $210,000 FMLS
• 2013-01-24 Price Changed $8,350 GAMLS
• 2012-05-22 Sold (MLS) $8,350 GAMLS
• 2012-05-07 Listing Removed — GAMLS
• 2012-05-04 Price Changed $9,000 GAMLS
• 2012-03-28 Price Changed $9,000 GAMLS
• 2012-02-21 Relisted — GAMLS
• 2012-02-21 Price Changed $9,500 GAMLS
• 2012-01-23 Listing Removed — GAMLS
• 2012-01-15 Pending — GAMLS
• 2011-12-14 Price Changed $10,000 GAMLS
• 2011-10-28 Listed $14,500 GAMLS
• 1991-03-27 Sold (Public Records) $12,276 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,113 · -0.2% YoY. Source: county tax records.