6372 S Skyline Dr

Douglasville, GA 30135

$227,000D

3 bd · 1.5 ba · 1,641 sqft · Built 1973 · SingleFamily · Pending · 63 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,852/mo
• Mortgage (P&I): −$1,190
• Tax + insurance: −$378
• HOA: −$0
• Vac / Maint / Mgmt: −$389
• Net cashflow: $-106/mo
• Annual: $-1,267/yr
• Cap rate: 5.73%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• 1% rule: 0.82%
• Cash to close: $63,560

Investor read

• This is a 3-bed/1.5-bath single-family listed at $227k.
• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (18.4% below list).
• It's been on market 63 days — a 6% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $185k (18.4% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• 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: Dorsett Shoals Elementary School (math 17% / reading 37%, grade F, #689 of 1,228 statewide, top 58%, 387 students, 74% FRL); Yeager Middle School (math 22% / reading 38%, grade F, #243 of 470 statewide, top 53%, 542 students, 70% FRL); Alexander High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,823 students, 41% FRL).
• Market conditions: Rents flat; 610 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 6 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.
• 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.
• Cap rate 5.7% vs local median 4.5% in Douglasville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 63 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
• Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.