3606 Sullivan Dr · Douglasville, GA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $963 – $1,789
Heat risk 5/10 · Moderate
- Hot days now (above 103°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 4/10 · Minor
- Chance of severe wind over 30 yrs
- 24.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 4 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
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
- Livability +3.6/5.0
- Rent growth +2.5/5.0
- Schools +2.1/10.0
- Condition / age +1.0/5.0
- Appreciation +0.0/10.0
$125,000
3606 Sullivan Dr · Douglasville, GA 30135
3 bd · 2.0 ba · 2,351 sqft · SingleFamily
public records
· 7 Days on market
Built 1973
0.48 ac lot
Garage
$53/sqft
· 57% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
- Walk out basement
- Hardwood floors
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated poor.
Deal economics
- At list price, monthly cash flow is $888 ($11k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $125k).
- Cap rate 14.8% vs local median 4.4% 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: Mount Carmel Elementary School (math 27% / reading 27%, grade F, #689 of 1,228 statewide, top 58%, 419 students, 73% FRL); 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; 1062 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
- 5 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
- Current owner paid $90k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.
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
$125,000
Questions for the listing agent
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- 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?
- 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.
- 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.
- 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
- 1.71% ✓
- Cap rate
- 14.82%
- Cash-on-cash
- 30.44%
- DSCR
- 2.35
- GRM
- 4.9
CMA / ARV
- ARV (median comp)
- $290,403
- List price
- $125,000
- Delta
- -56.96%
- 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 |
|---|---|---|---|---|---|---|---|
| 3619 Colonial Trl | 0.16mi | 3/2.0 | 2,594 (+10%) | 14mo | $279,000 | $108 | 64 |
| 1900 Tara Cir | 0.36mi | 3/2.0 | 2,050 (-13%) | 2mo | $292,000 | $142 | 60 |
| 1929 David Dr | 0.32mi | 4/3.0 (+1) | 2,174 (-8%) | 5mo | $310,000 | $143 | 60 |
| 3670 Chestnut Meadows Dr | 0.49mi | 4/2.5 (+1) | 2,265 (-4%) | 19mo | $329,000 | $145 | 48 |
| 3159 W Point Cir | 0.52mi | 4/2.0 (+1) | 2,634 (+12%) | 7mo | $255,000 | $97 | 44 |
| 2277 Greenwood Meadows Ln | 0.52mi | 4/2.5 (+1) | 2,265 (-4%) | 23mo | $342,000 | $151 | 43 |
| 3170 W Point Cir | 0.49mi | 3/2.0 | 2,016 (-14%) | 15mo | $263,000 | $130 | 41 |
| 1890 September Way | 0.54mi | 4/3.5 (+1) | 2,620 (+11%) | 10mo | $270,000 | $103 | 36 |
| 1725 Quinn Berry Ct | 0.57mi | 3/2.0 | 2,072 (-12%) | 23mo | $255,000 | $123 | 35 |
| 3610 Chestnut Meadows Dr | 0.54mi | 4/3.5 (+1) | 2,692 (+14%) | 15mo | $390,000 | $145 | 27 |
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
- 21.9%
- Equity multiple
- 1.86×
- Total profit
- $30,179
- Equity at exit
- $18,638
10-year hold
- IRR
- 28.0%
- Equity multiple
- 3.15×
- Total profit
- $75,424
- Equity at exit
- $10,808
Cash invested: $35,000 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 4 active · 5 under contract
- Months of supply
- 12.0 mo (8%/mo absorbed)
- Median asking
- $282,000 ($141/sqft)
- Median days on market
- 50 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -12.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 30135
- Rents YoY
- 0.1%
- Active inventory
- 1062
- Price-to-rent
- 4.9×
Monthly cashflow live
↻
- Estimated rent
- $2,140 high interval (Pro) →
- Mortgage (P&I)
- −$656
- Tax from tax record
- −$95 /mo · $1,146/yr
- Insurance
- −$52
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$450
- Net cashflow
- $888
Break-even live
Break-even rent
$1,017
Max offer price
$125,000
Occupancy floor
54%
Sensitivity live
| Price | -10% $959 | -5% $923 | +0% $888 | +5% $853 | +10% $817 |
|---|---|---|---|---|---|
| Rent | -10% $719 | -5% $803 | +0% $888 | +5% $972 | +10% $1,057 |
| Rate | -1.0pp $951 | -0.5pp $920 | base $888 | +0.5pp $855 | +1.0pp $823 |
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
- $31,250
- Closing costs
- $3,750
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1992 Tara Cir Douglasville, GA | 3.0 | 2.0 | 1960 | $1,629 | $0.83 | 0d | 1 | 0.19mi |
| 3685 N Melissa Ln Douglasville, GA | 4.0 | 2.0 | 1727 | $1,875 | $1.09 | 0d | 1 | 0.29mi |
| 3685 N Melissa Ln Douglasville, GA | 4.0 | 2.0 | 1727 | $2,035 | $1.18 | 118d | 1 | 0.29mi |
| 3660 Scarlet Dr Douglasville, GA | 3.0 | 2.0 | 1758 | $1,893 | $1.08 | 92d | 1 | 0.30mi |
| 3668 Scarlet Dr Douglasville, GA | 3.0 | 2.0 | 1758 | $1,250 | $0.71 | 93d | 1 | 0.31mi |
| 3715 Longview Dr Douglasville, GA | 3.0 | 2.0 | 1704 | $1,819 | $1.07 | 165d | 1 | 0.39mi |
| 3562 Willow Meadow Ln Douglasville, GA | 4.0 | 2.5 | 2738 | $2,399 | $0.88 | 135d | 1 | 0.45mi |
| 2372 Union Point Jct Douglasville, GA | 3.0 | 2.0 | 1616 | $1,750 | $1.08 | 10d | 1 | 0.54mi |
| 3253 Willow Meadow Ln Douglasville, GA | 4.0 | 2.5 | 3122 | $2,540 | $0.81 | 29d | 1 | 0.69mi |
| 3850 Denton Dr Unit 3850 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,295 | $1.27 | 6d | 1 | 0.77mi |
| 3820 Denton Dr Unit 3820 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,250 | $1.25 | 88d | 1 | 0.77mi |
| 4431 Denton Dr Unit 4431 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,195 | $1.22 | 6d | 1 | 0.79mi |
| 3901 Denton Dr Unit 3901 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,350 | $1.30 | 184d | 1 | 0.80mi |
| 5610 Fetlock Way Unit 5610 , GA | 3.0 | 2.5 | 1616 | $2,199 | $1.36 | 165d | 1 | 0.81mi |
| 3990 Denton Dr Unit 3990 Douglasville, GA | 3.0 | 2.5 | 1616 | $2,400 | $1.49 | 0d | 1 | 0.82mi |
| 4000 Denton Dr Unit 4000 Douglasville, GA | 3.0 | 2.5 | 1616 | $2,199 | $1.36 | 146d | 1 | 0.82mi |
| 4331 Denton Dr Unit 4331 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,250 | $1.25 | 5d | 1 | 0.83mi |
| 4331 Denton Dr Unit 4331 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,250 | $1.25 | 6d | 1 | 0.83mi |
| 4311 Denton Dr Unit 4311 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,244 | $1.24 | 38d | 1 | 0.84mi |
| 4051 Denton Dr Unit 4051 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,295 | $1.27 | 6d | 1 | 0.85mi |
| 4100 Denton Dr Unit 4100 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,299 | $1.27 | 96d | 1 | 0.86mi |
| 4231 Denton Dr Unit 4231 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,195 | $1.22 | 38d | 1 | 0.87mi |
| 2501 Canter Ln Douglasville, GA | 3.0 | 2.5 | 1616 | $2,400 | $1.49 | 0d | 1 | 0.88mi |
| 4191 Denton Dr Unit 4191 , GA | 3.0 | 2.5 | 1805 | $2,199 | $1.22 | 38d | 1 | 0.88mi |
| 4191 Denton Dr Unit 4191 , GA | 3.0 | 2.5 | 1805 | $2,199 | $1.22 | 146d | 1 | 0.88mi |
| 2196 Stenger Rd Douglasville, GA | 4.0 | 2.5 | 1900 | $2,200 | $1.16 | 159d | 1 | 1.00mi |
| 5486 Somer Mill Rd Douglasville, GA | 3.0 | 2.0 | 1894 | $2,050 | $1.08 | 41d | 1 | 1.07mi |
| 2270 Shawnee Trl Douglasville, GA | 4.0 | 2.5 | 1886 | $2,200 | $1.17 | 133d | 1 | 1.11mi |
| 2664 Bomar Rd Douglasville, GA | 3.0 | 2.0 | 1638 | $1,680 | $1.03 | 10d | 1 | 1.19mi |
| 1767 Annette Ct Lithia Springs, GA | 3.0 | 2.0 | 1726 | $1,825 | $1.06 | 78d | 1 | 1.20mi |
| 3751 Denton Dr Unit 3751 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,250 | $1.25 | 184d | 1 | 1.21mi |
| 3731 Denton Dr Unit 3731 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,195 | $1.22 | 10d | 1 | 1.21mi |
| 4031 Denton Dr Unit 4031 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,250 | $1.25 | 184d | 1 | 1.21mi |
| 3721 Denton Dr Unit 3721 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,195 | $1.22 | 10d | 1 | 1.21mi |
| 3790 Denton Dr Unit 3790 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,199 | $1.22 | 165d | 1 | 1.21mi |
| 3970 Denton Dr Unit 3970 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,299 | $1.27 | 157d | 1 | 1.21mi |
| 4021 Denton Dr Unit 4021 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,195 | $1.22 | 65d | 1 | 1.21mi |
| 3851 Denton Dr Unit 3851 Douglasville, GA | 3.0 | 2.5 | 1805 | $2,195 | $1.22 | 65d | 1 | 1.21mi |
| 5459 Somer Mill Rd Douglasville, GA | 4.0 | 2.5 | 1847 | $2,099 | $1.14 | 122d | 1 | 1.25mi |
| 8401 Somerton Cir Douglasville, GA | 3.0 | 2.0 | 1974 | $2,205 | $1.12 | 184d | 1 | 1.36mi |
Property features AI
Finance
- Other
- Road access via asphalt city street; directions: GPSCounty: Douglas, GA
- Financial info
- No financial details specified
- HOA & community
- Located near trails/greenway
Exterior
- Parking
- Two-car garage that faces the sideLevel drivewayAdditional open parking available
- Security
- No security features specified
- Utilities
- Public waterSeptic tank sewerCable available, electricity available, natural gas available, phone available, water available
- Home design
- One-level homeBrick-front with frame constructionFixer condition
- Construction
- Shingle roofFoundation: block and slab
- Exterior features
- Private entranceBack yard with chain link fencing (fenced)DeckIn-ground gunite pool
Interior
- Kitchen
- No kitchen features specified
- Bedrooms
- Three main-level bedroomsPrimary bedroom located on the main level
- Flooring
- Hardwood floors
- Bathrooms
- Two full bathroomsMaster bath with shower-only configuration
- Heating & cooling
- Central heating with forced airCentral air conditioning
- Interior features
- Two fireplaces with brick surrounds, one located in the basementDouble-pane windowsNo shared/common wallsOther interior features
- Laundry & utility
- No laundry details specified
Listing history 50 events
-
2026-11-08days on market $125,000 Active 7 DOM
-
2026-11-07days on market $125,000 Active 6 DOM
-
2026-11-06days on market $125,000 Active 5 DOM
-
2026-11-05days on market $125,000 Active 4 DOM
-
2026-11-04days on market $125,000 Active 3 DOM
-
2026-11-01pricedays on market $125,000 Active 1 DOM
-
2026-10-31days on market $130,000 Active 60 DOM
-
2026-10-30days on market $130,000 Active 59 DOM
-
2026-10-29days on market $130,000 Active 58 DOM
-
2026-10-28days on market $130,000 Active 57 DOM
-
2026-10-27days on market $130,000 Active 56 DOM
-
2026-10-26days on market $130,000 Active 55 DOM
-
2026-10-25days on market $130,000 Active 54 DOM
-
2026-10-24days on market $130,000 Active 53 DOM
-
2026-10-23days on market $130,000 Active 52 DOM
-
2026-10-22days on market $130,000 Active 51 DOM
-
2026-10-21days on market $130,000 Active 50 DOM
-
2026-10-20days on market $130,000 Active 49 DOM
-
2026-10-19days on market $130,000 Active 48 DOM
-
2026-10-18days on market $130,000 Active 47 DOM
-
2026-10-17days on market $130,000 Active 46 DOM
-
2026-10-16days on market $130,000 Active 45 DOM
-
2026-10-15days on market $130,000 Active 44 DOM
-
2026-10-14days on market $130,000 Active 43 DOM
-
2026-10-13days on market $130,000 Active 42 DOM
-
2026-10-12days on market $130,000 Active 41 DOM
-
2026-10-11days on market $130,000 Active 40 DOM
-
2026-10-10days on market $130,000 Active 39 DOM
-
2026-10-09days on market $130,000 Active 38 DOM
-
2026-10-08days on market $130,000 Active 37 DOM
-
2026-10-08price $130,000 Active 36 DOM
-
2026-10-07days on market $135,000 Active 36 DOM
-
2026-10-06days on market $135,000 Active 35 DOM
-
2026-10-05days on market $135,000 Active 34 DOM
-
2026-10-04days on market $135,000 Active 33 DOM
-
2026-10-04days on market $135,000 Active 32 DOM
-
2026-10-02days on market $135,000 Active 31 DOM
-
2026-10-01days on market $135,000 Active 30 DOM
-
2026-09-30days on market $135,000 Active 29 DOM
-
2026-09-29days on market $135,000 Active 28 DOM
-
2026-09-28days on market $135,000 Active 27 DOM
-
2026-09-27days on market $135,000 Active 26 DOM
-
2026-09-26days on market $135,000 Active 25 DOM
-
2026-09-25days on market $135,000 Active 24 DOM
-
2026-09-24days on market $135,000 Active 23 DOM
-
2026-09-23days on market $135,000 Active 22 DOM
-
2026-09-22days on market $135,000 Active 21 DOM
-
2026-09-21days on market $135,000 Active 20 DOM
-
2026-09-20pricedays on market $135,000 Active 19 DOM
-
2026-09-19days on market $140,000 Active 18 DOM
ⓘ 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
- $1,150 · $96/mo
- Expected delta
- +$4/yr ($0/mo · 0.4%)
ⓘ 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 1/10 Low
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,686
- − Mortgage interest
- −$7,002
- − Property taxes
- −$1,146
- − Insurance
- −$625
- − Repairs & maintenance
- −$2,055
- − Management
- −$2,055
- − Depreciation
- −$3,636
- Taxable income
- $9,167
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,200
- After-tax cash flow
- $8,455/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 · 2 photos
20/100
Extensive rehab
Est. rehab $117,550–$211,590 screening
This property requires extensive repairs and updates, including roof, exterior, and interior work, to become move-in ready and increase its value.
Deferred maintenance Est. $30,000–$90,000 screening
- Major Roof (roof) — Significant damage to the roof is visible, with a large hole and missing shingles.
- Major Windows (windows) — Multiple windows appear to be broken or missing, indicating a need for immediate repair.
- Major Exterior (exterior) — The exterior walls show significant damage, with large sections missing or exposed.
Repairs flagged
- Major roof — Significant damage
- Major exterior siding — Peeling paint and siding
- Major interior walls and flooring — No visible interior walls or flooring
Value-add opportunities
- Resale roof repair and replacement — Critical to safety and appearance ↑
- Resale exterior siding and paint repair — Improves curb appeal and value ↑
- Both interior walls and flooring — Enhances living space and rental potential ↑
ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 21/100
Zoned Schools
Elementary
Mount Carmel Elementary School
F
GA #689/1,228
Nat'l #28,475/41,679
Middle
Chestnut Log Middle School
F
GA #333/470
Nat'l #11,208/14,009
High
Lithia Springs Comprehensive High School
F
GA #294/424
Nat'l #15,263/17,239
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
B
Composite livability gradescore 71/100
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 · 163,022 people
- City population
- 114,380
- Metro
- Atlanta-Sandy Springs-Alpharetta, GA
- Population (ZIP)
- 66,800
- Household income
- $94,526
- Rent vs Own
- Severe rent burden
- 7% of renters
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%
- 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 |
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| Retail | 1 | $160B |
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| Transportation / Logistics | 1 | $91B |
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| Airlines | 1 | $62B |
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| Consumer Goods | 1 | $47B |
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| Utilities | 1 | $25B |
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Price history
+177.2% since first listed20 events — show timeline
- 2026-10-07 Price Changed $130,000 FMLS
- 2026-09-20 Price Changed $135,000 FMLS
- 2026-09-01 Listed $140,000 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%/yrLatest (2025): $1,146 · +45.2% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…