3377 Saddleton Way · Lithia Springs, GA 30134

$225,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 46 Days on market

Built 1989 0.36 ac lot $146/sqft · 22% below area Est $289k · 22% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• 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 3-bedroom, 2-bath Cape Cod-style home full of potential and ready for your personal touch. This classic property features a welcoming wraparound front porch-perfect for relaxing mornings or quiet evenings-and offers timeless character with a functional layout. Inside, you'll find spacious living areas and plenty of natural light throughout. Whether you're an investor looking for your next opportunity or a first-time home buyer eager to build equity, this home presents a fantastic chance to bring your vision to life. With solid bones and great curb appeal, it's the perfect canvas for updates and renovations. New water heater installed June 2026 and Septic tank pumped May 2026. Ideal for those seeking a project, this property offers the opportunity to customize finishes, modernize systems, and create a space that truly feels like home. Conveniently located near local amenities, shopping, and schools, this home combines location, potential, and value. Don't miss your chance to transform this Cape Cod gem into something truly special. Property being sold As-Is. CASH OR CONVENTIONAL only. Not FHA eligible.

Key facts

• 0.36 acre lot
• 4 parking spots
• Built 1989

Property features AI

Exterior

• Parking: Carport with space for 4 vehicles
• Utilities: Public water; Septic tank sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water available
• Home design: Two levels; Fixer condition
• Construction: Wood siding exterior; Composition/shingle roof; Slab foundation; Built with wood siding
• Exterior features: Chain-link fencing; Deck; Shed(s)

Interior

• Kitchen: Dishwasher; Gas cooktop; Refrigerator; Breakfast bar
• Bedrooms: Primary bedroom on the main level; One main-level bedroom and two upper-level bedrooms
• Flooring: Laminate
• Bathrooms: Two full bathrooms (one on main level, one upper-level full bath)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: One fireplace; No common walls; Open-concept dining area; Attic
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/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 $203k (10.0% below list).
• Recommended offer: $203k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.5% in Lithia Springs — 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 62/100 on livability (#311 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, 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: Beulah Elementary School (math 27% / reading 27%, grade F, #689 of 1,228 statewide, top 58%, 453 students, 75% FRL); Turner Middle School (math 12% / reading 30%, grade F, #342 of 470 statewide, top 73%, 740 students, 81% FRL); Lithia Springs Comprehensive High School (math 3% / reading 27%, grade F, #294 of 424 statewide, top 70%, 1,494 students, 71% 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; 300 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• 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.
• 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 46 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 5 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,597 (10.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 10% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (median comp): $288,891
• List price: $225,000
• Delta: -22.12%
• 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
3357 Saddleton Way	0.04mi	3/2.0	1,638 (+6%)	10mo	$245,000	$150	80
3385 Huntington Ct	0.08mi	3/2.0	1,698 (+10%)	9mo	$268,000	$158	72
3445 Huntington Ct	0.20mi	3/3.0	1,615 (+4%)	12mo	$298,250	$185	69
3450 Saddleton Way	0.20mi	3/2.0	1,686 (+9%)	12mo	$253,000	$150	66
7163 Bluebird Ln	0.52mi	3/2.0	1,665 (+8%)	6mo	$257,900	$155	58
990 Walker Place Dr	0.52mi	3/2.0	1,361 (-12%)	0mo	$242,300	$178	56
7144 Carolyn Cir	0.51mi	3/2.5	1,400 (-9%)	7mo	$280,000	$200	52
4485 Canary Ct	0.62mi	3/2.0	1,389 (-10%)	4mo	$220,000	$158	50
1065 Walker Place Dr	0.49mi	3/2.0	1,361 (-12%)	8mo	$210,000	$154	50
7047 Carolyn Cir	0.67mi	3/2.5	1,400 (-9%)	12mo	$240,000	$171	41
7025 Carolyn Cir	0.72mi	3/1.5	1,400 (-9%)	12mo	$255,000	$182	39
944 Longbranch Ln	0.69mi	4/2.5 (+1)	1,766 (+14%)	2mo	$315,000	$178	35

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-24,520
• Equity at exit: $33,548

10-year hold

• IRR: -6.0%
• Equity multiple: 0.66×
• Total profit: $-21,460
• Equity at exit: $19,454

Cash invested: $63,000 (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: 300
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $282

Break-even live

Break-even rent $1,670

Max offer price $225,000

Occupancy floor 81%

Sensitivity live

Price	-10% $409	-5% $345	+0% $282	+5% $218	+10% $154
Rent	-10% $122	-5% $202	+0% $282	+5% $362	+10% $442
Rate	-1.0pp $395	-0.5pp $339	base $282	+0.5pp $223	+1.0pp $164

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
872 Woodside Dr Douglasville, GA	3.0	2.5	1494	$2,049	$1.37	24d	1	0.62mi
4349 Parkview Dr Lithia Springs, GA	3.0	2.0	1292	$1,775	$1.37	45d	1	0.69mi
4355 Donegal Cir Lithia Springs, GA	3.0	1.0	1232	$1,670	$1.36	45d	1	0.87mi
936 Edgewood Ln Douglasville, GA	4.0	2.0	1859	$2,079	$1.12	7d	1	0.87mi
4178 S Martin Way Lithia Springs, GA	3.0	2.0	1520	$1,825	$1.20	45d	1	0.91mi
1247 Matt Moore Ct Lithia Springs, GA	4.0	2.5	2123	$2,270	$1.07	4d	1	1.44mi

Listing history 22 events

1. 2026-06-21
   pricedays on marketlisting id $225,000 Active 46 DOM
2. 2026-06-18
   days on market $215,000 Active 58 DOM
3. 2026-06-17
   days on market $215,000 Active 57 DOM
4. 2026-06-16
   days on market $215,000 Active 56 DOM
5. 2026-06-15
   days on market $215,000 Active 55 DOM
6. 2026-06-13
   days on market $215,000 Active 53 DOM
7. 2026-06-09
   days on market $215,000 Active 49 DOM
8. 2026-06-08
   days on market $215,000 Active 48 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on marketlisting id $215,000 Active 47 DOM
11. 2026-06-04
    days on market $215,000 Active 42 DOM
12. 2026-06-03
    days on market $215,000 Active 41 DOM
13. 2026-06-02
    days on market $215,000 Active 40 DOM
14. 2026-06-02
    status $215,000 Active 39 DOM
15. 2026-06-01
    status $215,000 Pending 39 DOM

    Show marketing remark (1128 chars)

    Charming 3-bedroom, 2-bath Cape Cod-style home full of potential and ready for your personal touch. This classic property features a welcoming wraparound front porch-perfect for relaxing mornings or quiet evenings-and offers timeless character with a functional layout. Inside, you'll find spacious living areas and plenty of natural light throughout. Whether you're an investor looking for your next opportunity or a first-time home buyer eager to build equity, this home presents a fantastic chance to bring your vision to life. With solid bones and great curb appeal, it's the perfect canvas for updates and renovations. New water heater installed June 2026 and Septic tank pumped May 2026. Ideal for those seeking a project, this property offers the opportunity to customize finishes, modernize systems, and create a space that truly feels like home. Conveniently located near local amenities, shopping, and schools, this home combines location, potential, and value. Don't miss your chance to transform this Cape Cod gem into something truly special. Property being sold As-Is. CASH OR CONVENTIONAL only. Not FHA eligible.

16. 2026-05-31
    days on market $215,000 Active Under Contract 39 DOM
17. 2026-05-12
    price $215,000 1012-char remark

    Show marketing remark (1128 chars)

    Charming 3-bedroom, 2-bath Cape Cod-style home full of potential and ready for your personal touch. This classic property features a welcoming wraparound front porch-perfect for relaxing mornings or quiet evenings-and offers timeless character with a functional layout. Inside, you'll find spacious living areas and plenty of natural light throughout. Whether you're an investor looking for your next opportunity or a first-time home buyer eager to build equity, this home presents a fantastic chance to bring your vision to life. With solid bones and great curb appeal, it's the perfect canvas for updates and renovations. New water heater installed June 2026 and Septic tank pumped May 2026. Ideal for those seeking a project, this property offers the opportunity to customize finishes, modernize systems, and create a space that truly feels like home. Conveniently located near local amenities, shopping, and schools, this home combines location, potential, and value. Don't miss your chance to transform this Cape Cod gem into something truly special. Property being sold As-Is. CASH OR CONVENTIONAL only. Not FHA eligible.

18. 2026-05-12
    price $215,000 1051-char remark

    Show marketing remark (1128 chars)

    Charming 3-bedroom, 2-bath Cape Cod-style home full of potential and ready for your personal touch. This classic property features a welcoming wraparound front porch-perfect for relaxing mornings or quiet evenings-and offers timeless character with a functional layout. Inside, you'll find spacious living areas and plenty of natural light throughout. Whether you're an investor looking for your next opportunity or a first-time home buyer eager to build equity, this home presents a fantastic chance to bring your vision to life. With solid bones and great curb appeal, it's the perfect canvas for updates and renovations. New water heater installed June 2026 and Septic tank pumped May 2026. Ideal for those seeking a project, this property offers the opportunity to customize finishes, modernize systems, and create a space that truly feels like home. Conveniently located near local amenities, shopping, and schools, this home combines location, potential, and value. Don't miss your chance to transform this Cape Cod gem into something truly special. Property being sold As-Is. CASH OR CONVENTIONAL only. Not FHA eligible.

19. 2026-04-22
    listed $225,000 Active 1051-char remark

    Show marketing remark (1128 chars)

    Charming 3-bedroom, 2-bath Cape Cod-style home full of potential and ready for your personal touch. This classic property features a welcoming wraparound front porch-perfect for relaxing mornings or quiet evenings-and offers timeless character with a functional layout. Inside, you'll find spacious living areas and plenty of natural light throughout. Whether you're an investor looking for your next opportunity or a first-time home buyer eager to build equity, this home presents a fantastic chance to bring your vision to life. With solid bones and great curb appeal, it's the perfect canvas for updates and renovations. New water heater installed June 2026 and Septic tank pumped May 2026. Ideal for those seeking a project, this property offers the opportunity to customize finishes, modernize systems, and create a space that truly feels like home. Conveniently located near local amenities, shopping, and schools, this home combines location, potential, and value. Don't miss your chance to transform this Cape Cod gem into something truly special. Property being sold As-Is. CASH OR CONVENTIONAL only. Not FHA eligible.

20. 2026-04-22
    listed $225,000 New 1012-char remark

    Show marketing remark (1128 chars)

    Charming 3-bedroom, 2-bath Cape Cod-style home full of potential and ready for your personal touch. This classic property features a welcoming wraparound front porch-perfect for relaxing mornings or quiet evenings-and offers timeless character with a functional layout. Inside, you'll find spacious living areas and plenty of natural light throughout. Whether you're an investor looking for your next opportunity or a first-time home buyer eager to build equity, this home presents a fantastic chance to bring your vision to life. With solid bones and great curb appeal, it's the perfect canvas for updates and renovations. New water heater installed June 2026 and Septic tank pumped May 2026. Ideal for those seeking a project, this property offers the opportunity to customize finishes, modernize systems, and create a space that truly feels like home. Conveniently located near local amenities, shopping, and schools, this home combines location, potential, and value. Don't miss your chance to transform this Cape Cod gem into something truly special. Property being sold As-Is. CASH OR CONVENTIONAL only. Not FHA eligible.

21. 2026-04-18
    historical $225,000 1012-char remark

    Show marketing remark (1128 chars)

    Charming 3-bedroom, 2-bath Cape Cod-style home full of potential and ready for your personal touch. This classic property features a welcoming wraparound front porch-perfect for relaxing mornings or quiet evenings-and offers timeless character with a functional layout. Inside, you'll find spacious living areas and plenty of natural light throughout. Whether you're an investor looking for your next opportunity or a first-time home buyer eager to build equity, this home presents a fantastic chance to bring your vision to life. With solid bones and great curb appeal, it's the perfect canvas for updates and renovations. New water heater installed June 2026 and Septic tank pumped May 2026. Ideal for those seeking a project, this property offers the opportunity to customize finishes, modernize systems, and create a space that truly feels like home. Conveniently located near local amenities, shopping, and schools, this home combines location, potential, and value. Don't miss your chance to transform this Cape Cod gem into something truly special. Property being sold As-Is. CASH OR CONVENTIONAL only. Not FHA eligible.

22. 2026-04-18
    historical $225,000 1051-char remark

    Show marketing remark (1128 chars)

    Charming 3-bedroom, 2-bath Cape Cod-style home full of potential and ready for your personal touch. This classic property features a welcoming wraparound front porch-perfect for relaxing mornings or quiet evenings-and offers timeless character with a functional layout. Inside, you'll find spacious living areas and plenty of natural light throughout. Whether you're an investor looking for your next opportunity or a first-time home buyer eager to build equity, this home presents a fantastic chance to bring your vision to life. With solid bones and great curb appeal, it's the perfect canvas for updates and renovations. New water heater installed June 2026 and Septic tank pumped May 2026. Ideal for those seeking a project, this property offers the opportunity to customize finishes, modernize systems, and create a space that truly feels like home. Conveniently located near local amenities, shopping, and schools, this home combines location, potential, and value. Don't miss your chance to transform this Cape Cod gem into something truly special. Property being sold As-Is. CASH OR CONVENTIONAL only. Not FHA eligible.

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$1,527/yr (+$127/mo · 281.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,312
• − Mortgage interest: −$12,603
• − Property taxes: −$543
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$6,545
• Taxable loss: −$395
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $3,474/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 — Lithia Springs

• Score: 62/100
• State rank: #311
• US rank: #16881

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C- Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Douglas County · 141,416 people
• City population: 27,036
• 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

+0.0% since first listed

14 events — show timeline

• 2026-06-20 Price Changed $225,000 GAMLS
• 2026-06-20 Price Changed $225,000 FMLS
• 2026-06-19 Relisted — FMLS
• 2026-06-01 Relisted — GAMLS
• 2026-06-01 Relisted — FMLS
• 2026-06-01 Pending — FMLS
• 2026-05-25 Contingent — GAMLS
• 2026-05-25 Contingent — FMLS
• 2026-05-12 Price Changed $215,000 GAMLS
• 2026-05-12 Price Changed $215,000 FMLS
• 2026-04-22 Listed $225,000 FMLS
• 2026-04-22 Listed $225,000 GAMLS
• 2026-04-18 Coming Soon $225,000 GAMLS
• 2026-04-18 Coming Soon $225,000 FMLS

Property tax history

+2.6%/yr

Latest (2025): $543 · +0.0% YoY. Source: county tax records.