2390 Fairburn Rd Lot 224 · Lithia Springs, GA 30135

$64,999

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 93 Days on market

Built 2017 Good condition $36/sqft · 77% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome Douglasville Home For Sale Or Trade! **Have a home to sell? BUY THIS HOME AND WE'LL BUY YOURS! Welcome home to this spacious 3 bedroom, 2 bathroom mobile home with 1,800 square feet of living space, providing plenty of room for your family to grow. Upon entering, you'll be greeted by a warm, open inviting living area. The kitchen is equipped with modern appliances and ample cabinet space. The adjoining dining area provides the perfect space for family meals and gatherings. The three bedrooms offer plenty of space for everyone to have their own private retreat. The master bedroom is complete with an ensuite bathroom, featuring a large tiled shower. The remaining bedrooms share a full bathroom, making getting ready in the morning a breeze. Outside, you'll find a lovely yard perfect for outdoor activities and entertaining. The home is situated in Golden Estates, a peaceful and welcoming community offering various amenities such as a swimming pool and a playground. Located just minutes from downtown Douglasville, you'll have easy access to shopping, dining, and entertainment options. With its combination of comfort, convenience, and affordability, this 3 bedroom, 2 bathroom mobile home is an excellent opportunity for those seeking the perfect place to call home. Buyers will need to complete an application to be approved by the community, as they retain ownership of the lot. Lot rent fee is $608 per month.

Key facts

• Large tiled shower
• Modern appliances
• Peaceful community

Tags

• MODERN APPLIANCES
• AMPLE CABINET SPACE
• LARGE TILED SHOWER
• SWIMMING POOL
• PEACEFUL COMMUNITY
• EASY ACCESS TO SHOPPING

🏷️ Possibly a rental listed for sale. The $64,999 price doesn't fit this home's estimated sale value (~$284,729) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.7% vs local median 4.6% 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-, schools 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.
• Market conditions: Rents flat; 595 active listings in the ZIP; 10 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,149 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.35% ✓
• Cap rate: 29.71%
• Cash-on-cash: 83.65%
• DSCR: 4.72
• GRM: 2.5

CMA / ARV

• ARV (median comp): $284,729
• List price: $64,999
• Delta: -77.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2820 Maxwell Pl	0.61mi	3/2.0	1,782 (-1%)	5mo	$209,000	$117	65
3948 Fairhaven Rd	0.73mi	4/2.0 (+1)	1,774 (-1%)	5mo	$384,990	$217	54
2585 Whisper Trl	0.46mi	3/2.0	1,648 (-8%)	12mo	$238,000	$144	54
3949 Fairhaven Rd	0.73mi	4/2.0 (+1)	1,774 (-1%)	9mo	$389,990	$220	51
1998 Mack Rd	0.75mi	3/2.0	1,800 (0%)	21mo	$371,000	$206	48
2736 Whisper Trl	0.71mi	3/2.0	1,603 (-11%)	3mo	$315,000	$197	46
3047 Standing Rock Ct	0.58mi	3/2.0	1,571 (-13%)	9mo	$325,000	$207	44
8777 Northview Dr	0.45mi	3/1.5	1,536 (-15%)	16mo	$245,000	$160	39
2675 Springside Ct	0.72mi	3/2.0	1,584 (-12%)	12mo	$323,000	$204	37
2714 Bomar Rd	0.74mi	3/2.0	2,067 (+15%)	21mo	$265,900	$129	23

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: 80.7%
• Equity multiple: 4.52×
• Total profit: $64,091
• Equity at exit: $9,692

10-year hold

• IRR: 83.4%
• Equity multiple: 8.47×
• Total profit: $135,956
• Equity at exit: $5,620

Cash invested: $18,200 (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: 2.5×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $1,269

Break-even live

Break-even rent $569

Max offer price $64,999

Occupancy floor 37%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2196 Stenger Rd Douglasville, GA	4.0	2.5	1900	$2,200	$1.16	18d	1	0.29mi
2800 Foxfield Pkwy Douglasville, GA	1.0–3.0	1.0–3.0	1067	$2,485	$2.33	1d	21	0.53mi
2301 Carlton Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1050	$2,465	$2.35	1d	12	0.53mi
3715 Meadowview Dr Lithia Springs, GA	4.0	2.0	1400	$1,910	$1.36	12d	1	0.80mi
3310 S Whisper Dr Douglasville, GA	3.0	2.0	2208	$1,795	$0.81	5d	1	0.94mi
2836 Bomar Rd Douglasville, GA	4.0	1.5	1675	$1,536	$0.92	43d	1	1.05mi
3715 Longview Dr Douglasville, GA	3.0	2.0	1704	$1,819	$1.07	24d	1	1.10mi
3153 Pritchards Trce Douglasville, GA	3.0	2.0	1560	$2,048	$1.31	2d	1	1.12mi
1820 Fairfax Dr Lithia Springs, GA	4.0	2.5	2200	$1,995	$0.91	24d	1	1.19mi
3385 Newberry Ln Douglasville, GA	3.0	2.0	1697	$2,049	$1.21	5d	1	1.34mi

Listing history 28 events

1. 2026-06-18
   days on market $64,999 Active 93 DOM
2. 2026-06-17
   days on market $64,999 Active 92 DOM
3. 2026-06-16
   days on market $64,999 Active 91 DOM
4. 2026-06-15
   days on market $64,999 Active 90 DOM
5. 2026-06-13
   days on market $64,999 Active 88 DOM
6. 2026-06-09
   days on market $64,999 Active 84 DOM
7. 2026-06-08
   days on market $64,999 Active 83 DOM
8. 2026-06-07
   days on market $64,999 Active 82 DOM
9. 2026-06-04
   days on market $64,999 Active 79 DOM
10. 2026-06-03
    days on market $64,999 Active 78 DOM
11. 2026-06-02
    days on market $64,999 Active 77 DOM
12. 2026-06-01
    days on market $64,999 Active 76 DOM
13. 2026-05-31
    days on market $64,999 Active 75 DOM
14. 2026-05-19
    price $64,999 1432-char remark

    Show marketing remark (1432 chars)

    Awesome Douglasville Home For Sale Or Trade! **Have a home to sell? BUY THIS HOME AND WE'LL BUY YOURS! Welcome home to this spacious 3 bedroom, 2 bathroom mobile home with 1,800 square feet of living space, providing plenty of room for your family to grow. Upon entering, you'll be greeted by a warm, open inviting living area. The kitchen is equipped with modern appliances and ample cabinet space. The adjoining dining area provides the perfect space for family meals and gatherings. The three bedrooms offer plenty of space for everyone to have their own private retreat. The master bedroom is complete with an ensuite bathroom, featuring a large tiled shower. The remaining bedrooms share a full bathroom, making getting ready in the morning a breeze. Outside, you'll find a lovely yard perfect for outdoor activities and entertaining. The home is situated in Golden Estates, a peaceful and welcoming community offering various amenities such as a swimming pool and a playground. Located just minutes from downtown Douglasville, you'll have easy access to shopping, dining, and entertainment options. With its combination of comfort, convenience, and affordability, this 3 bedroom, 2 bathroom mobile home is an excellent opportunity for those seeking the perfect place to call home. Buyers will need to complete an application to be approved by the community, as they retain ownership of the lot. Lot rent fee is $608 per month.

15. 2025-03-26
    historical
16. 2025-03-15
    price $64,900
17. 2025-03-06
    status Back On Market
18. 2025-03-05
    historical
19. 2025-02-23
    status Back On Market
20. 2025-02-18
    historical
21. 2025-02-06
    price $69,900
22. 2025-01-31
    status Back On Market
23. 2025-01-15
    historical
24. 2024-12-28
    price $74,900
25. 2024-11-17
    status Back On Market
26. 2024-11-15
    historical
27. 2024-11-01
    listed $65,000 New 1432-char remark

    Show marketing remark (1432 chars)

    Awesome Douglasville Home For Sale Or Trade! **Have a home to sell? BUY THIS HOME AND WE'LL BUY YOURS! Welcome home to this spacious 3 bedroom, 2 bathroom mobile home with 1,800 square feet of living space, providing plenty of room for your family to grow. Upon entering, you'll be greeted by a warm, open inviting living area. The kitchen is equipped with modern appliances and ample cabinet space. The adjoining dining area provides the perfect space for family meals and gatherings. The three bedrooms offer plenty of space for everyone to have their own private retreat. The master bedroom is complete with an ensuite bathroom, featuring a large tiled shower. The remaining bedrooms share a full bathroom, making getting ready in the morning a breeze. Outside, you'll find a lovely yard perfect for outdoor activities and entertaining. The home is situated in Golden Estates, a peaceful and welcoming community offering various amenities such as a swimming pool and a playground. Located just minutes from downtown Douglasville, you'll have easy access to shopping, dining, and entertainment options. With its combination of comfort, convenience, and affordability, this 3 bedroom, 2 bathroom mobile home is an excellent opportunity for those seeking the perfect place to call home. Buyers will need to complete an application to be approved by the community, as they retain ownership of the lot. Lot rent fee is $608 per month.

28. 2024-11-01
    listed $79,900 New

    Show marketing remark (1432 chars)

    Awesome Douglasville Home For Sale Or Trade! **Have a home to sell? BUY THIS HOME AND WE'LL BUY YOURS! Welcome home to this spacious 3 bedroom, 2 bathroom mobile home with 1,800 square feet of living space, providing plenty of room for your family to grow. Upon entering, you'll be greeted by a warm, open inviting living area. The kitchen is equipped with modern appliances and ample cabinet space. The adjoining dining area provides the perfect space for family meals and gatherings. The three bedrooms offer plenty of space for everyone to have their own private retreat. The master bedroom is complete with an ensuite bathroom, featuring a large tiled shower. The remaining bedrooms share a full bathroom, making getting ready in the morning a breeze. Outside, you'll find a lovely yard perfect for outdoor activities and entertaining. The home is situated in Golden Estates, a peaceful and welcoming community offering various amenities such as a swimming pool and a playground. Located just minutes from downtown Douglasville, you'll have easy access to shopping, dining, and entertainment options. With its combination of comfort, convenience, and affordability, this 3 bedroom, 2 bathroom mobile home is an excellent opportunity for those seeking the perfect place to call home. Buyers will need to complete an application to be approved by the community, as they retain ownership of the lot. Lot rent fee is $608 per month.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 19 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: $26,093
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$1,891
• Taxable income: $15,086
• Est. tax owed @ 24.0%: −$3,621
• After-tax cash flow: $11,603/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with modern appliances and ample cabinet space. It has a spacious layout with three bedrooms and two bathrooms. The home is move-in ready and has a good curb appeal.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Resale Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and make it more attractive to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and make it more attractive to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

-0.0% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $64,999 GAMLS
• 2025-03-26 Listing Removed — GAMLS
• 2025-03-15 Price Changed $64,900 GAMLS
• 2025-03-06 Relisted — GAMLS
• 2025-03-05 Listing Removed — GAMLS
• 2025-02-23 Relisted — GAMLS
• 2025-02-18 Listing Removed — GAMLS
• 2025-02-06 Price Changed $69,900 GAMLS
• 2025-01-31 Relisted — GAMLS
• 2025-01-15 Listing Removed — GAMLS
• 2024-12-28 Price Changed $74,900 GAMLS
• 2024-11-17 Relisted — GAMLS
• 2024-11-15 Listing Removed — GAMLS
• 2024-11-01 Listed $79,900 GAMLS
• 2024-11-01 Listed $65,000 GAMLS