3606 Sullivan Dr · Douglasville, GA 30135

$158,000

3 bd · 2.0 ba · 2,351 sqft · SingleFamily public records · 51 Days on market

Built 1973 0.48 ac lot $67/sqft · 46% below area Est $291k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

Key facts

• Two brick fireplaces
• Hardwood floors
• 0.48 acre lot

Tags

• HUGE DAYLIGHT BASEMENT
• TWO BRICK FIREPLACES
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Near trails/greenway

Exterior

• Parking: 2-car garage (garage faces side) with level driveway; Open parking available
• Utilities: Public water; Septic tank sewer; Cable, electricity, natural gas, phone, and water available
• Home design: One-level property; Brick front with frame construction; Shingle roof; Foundation: block and slab; Property listed as fixer
• Construction: Brick front and frame construction; Shingle roof; Block and slab foundation
• Exterior features: Back yard fenced with chain link; Deck; Gunite in-ground pool; Private entrance; Asphalt road frontage on a city street

Interior

• Kitchen: No kitchen features listed
• Bedrooms: Three main-level bedrooms; Primary suite on the main level
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms on the main level; Master bathroom with shower only
• Heating & cooling: Central air conditioning; Central heating with forced air
• Interior features: Two fireplaces (brick, one in the basement); Double-pane windows; Private entrance; Daylight basement with both interior and exterior entries and walk-out access; Other interior features
• Laundry & utility: Appliances: Other (specifics not provided)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $153k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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); 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 74% FRL vs 53% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 610 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $44k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $158k implies a 76% 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 $153,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.44% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.07%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

• ARV (median comp): $291,489
• List price: $158,000
• Delta: -45.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3619 Colonial Trl	0.16mi	3/2.0	2,594 (+10%)	9mo	$279,000	$108	68
3670 Chestnut Meadows Dr	0.49mi	4/2.5 (+1)	2,265 (-4%)	15mo	$329,000	$145	52
3159 W Point Cir	0.52mi	4/2.0 (+1)	2,634 (+12%)	3mo	$255,000	$97	48
2277 Greenwood Meadows Ln	0.52mi	4/2.5 (+1)	2,265 (-4%)	19mo	$342,000	$151	47
3170 W Point Cir	0.49mi	3/2.0	2,016 (-14%)	11mo	$263,000	$130	45
1890 September Way	0.54mi	4/3.5 (+1)	2,620 (+11%)	6mo	$270,000	$103	40
1725 Quinn Berry Ct	0.57mi	3/2.0	2,072 (-12%)	18mo	$255,000	$123	38
3610 Chestnut Meadows Dr	0.54mi	4/3.5 (+1)	2,692 (+14%)	11mo	$390,000	$145	31

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: 11.6%
• Equity multiple: 1.44×
• Total profit: $19,676
• Equity at exit: $23,558

10-year hold

• IRR: 18.3%
• Equity multiple: 2.32×
• Total profit: $58,524
• Equity at exit: $13,661

Cash invested: $44,240 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$829
• Tax from tax record: −$95 /mo · $1,146/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $814

Break-even live

Break-even rent $1,253

Max offer price $158,000

Occupancy floor 59%

Sensitivity live

Price	-10% $903	-5% $858	+0% $814	+5% $769	+10% $724
Rent	-10% $633	-5% $724	+0% $814	+5% $904	+10% $994
Rate	-1.0pp $893	-0.5pp $854	base $814	+0.5pp $773	+1.0pp $731

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3715 Longview Dr Douglasville, GA	3.0	2.0	1704	$1,819	$1.07	25d	1	0.39mi
3562 Willow Meadow Ln Douglasville, GA	4.0	2.5	2738	$2,439	$0.89	6d	1	0.45mi
3901 Denton Dr Unit 3901 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	45d	1	0.80mi
5610 Fetlock Way Unit 5610 , GA	3.0	2.5	1616	$2,199	$1.36	25d	1	0.81mi
4000 Denton Dr Unit 4000 Douglasville, GA	3.0	2.5	1616	$2,199	$1.36	6d	1	0.82mi
4311 Denton Dr Unit 4311 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	25d	1	0.84mi
4100 Denton Dr Unit 4100 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	5d	1	0.86mi
2501 Canter Ln Douglasville, GA	3.0	2.5	1805	$2,300	$1.27	0d	6	0.88mi
4191 Denton Dr Unit 4191 , GA	3.0	2.5	1805	$2,199	$1.22	6d	1	0.88mi
2196 Stenger Rd Douglasville, GA	4.0	2.5	1900	$2,200	$1.16	20d	1	1.00mi
2270 Shawnee Trl Douglasville, GA	4.0	2.5	1886	$2,250	$1.19	6d	1	1.11mi
4031 Denton Dr Unit 4031 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	45d	1	1.21mi
3970 Denton Dr Unit 3970 Douglasville, GA	3.0	2.5	1805	$2,299	$1.27	18d	1	1.21mi
3790 Denton Dr Unit 3790 Douglasville, GA	3.0	2.5	1805	$2,199	$1.22	25d	1	1.21mi
3751 Denton Dr Unit 3751 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	45d	1	1.21mi
8401 Somerton Cir Douglasville, GA	3.0	2.0	1974	$2,205	$1.12	25d	1	1.36mi
8401 Somerton Cir Douglasville, GA	3.0	2.0	1974	$2,205	$1.12	45d	1	1.36mi
5437 Somer Mill Rd Douglasville, GA	3.0	2.5	1897	$2,025	$1.07	45d	1	1.41mi

Listing history 35 events

1. 2026-06-21
   days on market $158,000 Active 51 DOM
2. 2026-06-18
   days on market $158,000 Active 48 DOM
3. 2026-06-17
   days on market $158,000 Active 47 DOM
4. 2026-06-16
   days on market $158,000 Active 46 DOM
5. 2026-06-15
   price $158,000 Active 45 DOM
6. 2026-06-15
   days on market $160,000 Active 45 DOM
7. 2026-06-13
   days on market $160,000 Active 43 DOM
8. 2026-06-09
   days on market $160,000 Active 39 DOM
9. 2026-06-08
   days on market $160,000 Active 38 DOM
10. 2026-06-07
    days on market $160,000 Active 37 DOM
11. 2026-06-04
    days on market $160,000 Active 34 DOM
12. 2026-06-03
    days on market $160,000 Active 33 DOM
13. 2026-06-02
    days on market $160,000 Active 32 DOM
14. 2026-06-01
    days on market $160,000 Active 31 DOM
15. 2026-05-31
    days on market $160,000 Active 30 DOM
16. 2026-05-12
    price $160,000 854-char remark
17. 2026-05-08
    price $170,000 854-char remark
18. 2026-05-01
    listed $180,000 Active 854-char remark
19. 2026-01-26
    soldstatus $90,000 Sold 328-char remark

    Show marketing remark (328 chars)

    Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

20. 2026-01-26
    soldstatus $90,000 Closed

    Show marketing remark (328 chars)

    Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

21. 2026-01-25
    status Pending

    Show marketing remark (328 chars)

    Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

22. 2026-01-14
    status Under Contract 328-char remark

    Show marketing remark (328 chars)

    Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

23. 2026-01-14
    historical Active Under Contract

    Show marketing remark (328 chars)

    Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

24. 2026-01-06
    status Active

    Show marketing remark (328 chars)

    Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

25. 2026-01-06
    status Back On Market 328-char remark

    Show marketing remark (328 chars)

    Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

26. 2026-01-04
    status Under Contract 328-char remark

    Show marketing remark (328 chars)

    Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

27. 2026-01-04
    historical Active Under Contract

    Show marketing remark (328 chars)

    Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

28. 2025-12-30
    listed $99,900 New 328-char remark

    Show marketing remark (328 chars)

    Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

29. 2025-12-30
    listed $99,900 Active

    Show marketing remark (328 chars)

    Exterior viewings only, no inside access due to fire damage. Investment Opportunity! Four-sided brick ranch on an unfinished basement, ready to be restored to its fullest potential. Main living areas will need the majority of the work, but the bedrooms and bathrooms are intact! Large spacious corner lot with an in-ground pool!

30. 2010-08-10
    soldstatus $89,750
31. 2008-10-07
    soldstatus $58,000
32. 1999-06-16
    soldstatus $109,500
33. 1996-07-25
    soldstatus $109,900
34. 1986-09-22
    soldstatus $76,926
35. 1979-03-14
    soldstatus $46,900

ⓘ 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: $1,146 · $95/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$308/yr (+$26/mo · 26.8%)

ⓘ 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 24% 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: $27,396
• − Mortgage interest: −$8,850
• − Property taxes: −$1,146
• − Insurance: −$790
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$4,596
• Taxable income: $7,630
• Est. tax owed @ 24.0%: −$1,831
• After-tax cash flow: $7,933/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

+236.9% since first listed

21 events — show timeline

• 2026-06-15 Price Changed $158,000 FMLS
• 2026-05-12 Price Changed $160,000 FMLS
• 2026-05-08 Price Changed $170,000 FMLS
• 2026-05-01 Listed $180,000 FMLS
• 2026-01-26 Sold (MLS) $90,000 FMLS
• 2026-01-26 Sold (MLS) $90,000 GAMLS
• 2026-01-25 Pending — FMLS
• 2026-01-14 Pending — GAMLS
• 2026-01-14 Contingent — FMLS
• 2026-01-06 Relisted — FMLS
• 2026-01-06 Relisted — GAMLS
• 2026-01-04 Pending — GAMLS
• 2026-01-04 Contingent — FMLS
• 2025-12-30 Listed $99,900 FMLS
• 2025-12-30 Listed $99,900 GAMLS
• 2010-08-10 Sold (Public Records) $89,750 Public Records
• 2008-10-07 Sold (Public Records) $58,000 Public Records
• 1999-06-16 Sold (Public Records) $109,500 Public Records
• 1996-07-25 Sold (Public Records) $109,900 Public Records
• 1986-09-22 Sold (Public Records) $76,926 Public Records
• 1979-03-14 Sold (Public Records) $46,900 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,146 · +45.2% YoY. Source: county tax records.