214 Meadowlark Pl · Lithia Springs, GA 30168

$234,900

3 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 38 Days on market

Built 2006 3,728 sqft lot $143/sqft · 20% below area Est $294k · 20% under $50/mo HOA · 2% of rent

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained townhome in the heart of Regency Station! Conveniently located near shopping, dining, and everyday conveniences, 214 Meadowlark Lane offers the perfect blend of comfort, function, and affordability in a location that keeps you connected to everything. Step inside to a light-filled interior featuring a neutral color palette ready for your personal touch, an inviting eat-in kitchen, and natural sunlight pouring throughout the home. Freshly shampooed carpets add a clean, move-in-ready feel, while the spacious layout offers 3 bedrooms and 2.5 bathrooms designed for comfortable everyday living. Upstairs, both full bathrooms feature oversized soaking tubs - the perfect place to unwind after a long day. Outside, you'll love the expansive flat backyard, complete with a private concrete patio ideal for grilling, entertaining, or enjoying quiet evenings outdoors. Fresh mulch and welcoming curb appeal create a warm first impression from the moment you arrive. Additional features include two dedicated off-street parking spaces directly in front of the home, making daily living both easy and convenient. With a low HOA fee of only $150 per quarter and FHA-approved financing potential, this home presents an incredible opportunity for first-time buyers, downsizers, or anyone looking for low-maintenance living without sacrificing space or charm. Lovingly cared for and exceptionally maintained, this townhome is truly move-in ready and waiting to welcome its next owner home.

Key facts

• Eat in kitchen
• $50 HOA
• 2 parking spots

Tags

• LIGHT FILLED INTERIOR
• EAT IN KITCHEN
• OVERSIZED SOAKING TUBS
• EXPANSIVE FLAT BACKYARD
• PRIVATE CONCRETE PATIO
• WELCOMING CURB APPEAL

Property features AI

Finance

• Other: Property is in Douglas County, GA
• HOA & community: Community of 78 units; Association fee $150 quarterly; Association present

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available; Natural gas available; Phone available
• Home design: Two levels; Townhouse (fee simple ownership)
• Construction: Vinyl siding exterior; Composition roof; Brick/mortar foundation; Resale condition
• Exterior features: Asphalt road frontage on a county road

Interior

• Kitchen: Cabinets (stained); Eat-in kitchen; Laminate counters; Pantry; Dishwasher; Disposal
• Bedrooms: Three bedrooms on upper level; No special bedroom features listed
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom (half bath on main level); Upper level contains two full baths; Master bath has no special features listed
• Heating & cooling: Baseboard heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Factory-built fireplace in the family room; Shared/common walls (townhouse unit)
• Laundry & utility: Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Annette Winn Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 329 students, 85% 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 79% FRL vs 53% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 131 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).
• At $2,538/mo this rent would consume 48% of the median local household income ($64k/yr) (locally 993% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 38 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $177k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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.

Recommended offer $227,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.08% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (median comp): $293,584
• List price: $234,900
• Delta: -19.99%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.69×
• Total profit: $-20,653
• Equity at exit: $35,024

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-10,107
• Equity at exit: $20,310

Cash invested: $65,772 (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 30168

• Home prices YoY: -25.5%
• Rents YoY: 0.8%
• Active inventory: 131
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,538 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$265 /mo · $3,181/yr
• Insurance: −$98
• HOA: −$50
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $360

Break-even live

Break-even rent $2,082

Max offer price $234,900

Occupancy floor 81%

Sensitivity live

Price	-10% $493	-5% $427	+0% $360	+5% $294	+10% $227
Rent	-10% $160	-5% $260	+0% $360	+5% $460	+10% $560
Rate	-1.0pp $478	-0.5pp $420	base $360	+0.5pp $299	+1.0pp $237

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6290 Love St Unit B Austell, GA	2.0	2.0	2173	$1,600	$0.74	15d	1	0.17mi
6230 Love St Austell, GA	4.0	2.0	1452	$4,950	$3.41	45d	1	0.31mi
7201 Pine St Unit A Austell, GA	4.0	3.0	1900	$2,250	$1.18	26d	1	0.48mi
5995 Spring St Austell, GA	3.0	2.0	1905	$4,500	$2.36	4d	1	0.68mi
5989 Bowden St Austell, GA	4.0	3.0	1388	$3,965	$2.86	45d	1	0.85mi
500 Maxham Rd Austell, GA	1.0–2.0	1.0–2.5	952	$1,540	$1.62	3d	16	0.90mi
2750 Skyview Dr E Lithia Springs, GA	1.0–2.0	1.0–2.0	860	$1,625	$1.89	1d	23	0.93mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	24d	1	1.11mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	26d	1	1.11mi
2770 Skyview Dr Lithia Springs, GA	1.0–3.0	1.0–2.0	1257	$1,865	$1.48	1d	15	1.12mi
670 Thornton Rd Lithia Springs, GA	1.0–3.0	1.0–2.0	992	$1,845	$1.86	1d	31	1.17mi
3023 Creekside Overlook Way Austell, GA	3.0	2.5	1772	$2,406	$1.36	1d	1	1.20mi
2610 Ravencliff Dr Austell, GA	3.0	2.5	1959	$2,760	$1.41	26d	1	1.26mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 18 events

1. 2026-06-21
   days on market $234,900 Active 38 DOM
2. 2026-06-18
   days on market $234,900 Active 35 DOM
3. 2026-06-17
   pricedays on market $234,900 Active 34 DOM
4. 2026-06-16
   days on market $240,000 Active 33 DOM

   Show marketing remark (1536 chars)

   Welcome home to this beautifully maintained townhome in the heart of Regency Station! Conveniently located near shopping, dining, and everyday conveniences, 214 Meadowlark Lane offers the perfect blend of comfort, function, and affordability in a location that keeps you connected to everything. Step inside to a light-filled interior featuring a neutral color palette ready for your personal touch, an inviting eat-in kitchen, and natural sunlight pouring throughout the home. Freshly shampooed carpets add a clean, move-in-ready feel, while the spacious layout offers 3 bedrooms and 2.5 bathrooms designed for comfortable everyday living. Upstairs, both full bathrooms feature oversized soaking tubs - the perfect place to unwind after a long day. Outside, you'll love the expansive flat backyard, complete with a private concrete patio ideal for grilling, entertaining, or enjoying quiet evenings outdoors. Fresh mulch and welcoming curb appeal create a warm first impression from the moment you arrive. Additional features include two dedicated off-street parking spaces directly in front of the home, making daily living both easy and convenient. With a low HOA fee of only $150 per quarter and FHA-approved financing potential, this home presents an incredible opportunity for first-time buyers, downsizers, or anyone looking for low-maintenance living without sacrificing space or charm. Lovingly cared for and exceptionally maintained, this townhome is truly move-in ready and waiting to welcome its next owner home.

5. 2026-06-15
   days on market $240,000 Active 32 DOM
6. 2026-06-13
   days on market $240,000 Active 30 DOM
7. 2026-06-09
   days on market $240,000 Active 26 DOM
8. 2026-06-08
   days on market $240,000 Active 25 DOM
9. 2026-06-07
   days on market $240,000 Active 24 DOM
10. 2026-06-04
    days on market $240,000 Active 21 DOM
11. 2026-06-03
    days on market $240,000 Active 20 DOM
12. 2026-06-02
    days on market $240,000 Active 19 DOM
13. 2026-06-01
    days on market $240,000 Active 18 DOM
14. 2026-05-31
    days on market $240,000 Active 17 DOM
15. 2026-05-13
    listed $240,000 New 1536-char remark

    Show marketing remark (1536 chars)

    Welcome home to this beautifully maintained townhome in the heart of Regency Station! Conveniently located near shopping, dining, and everyday conveniences, 214 Meadowlark Lane offers the perfect blend of comfort, function, and affordability in a location that keeps you connected to everything. Step inside to a light-filled interior featuring a neutral color palette ready for your personal touch, an inviting eat-in kitchen, and natural sunlight pouring throughout the home. Freshly shampooed carpets add a clean, move-in-ready feel, while the spacious layout offers 3 bedrooms and 2.5 bathrooms designed for comfortable everyday living. Upstairs, both full bathrooms feature oversized soaking tubs - the perfect place to unwind after a long day. Outside, you'll love the expansive flat backyard, complete with a private concrete patio ideal for grilling, entertaining, or enjoying quiet evenings outdoors. Fresh mulch and welcoming curb appeal create a warm first impression from the moment you arrive. Additional features include two dedicated off-street parking spaces directly in front of the home, making daily living both easy and convenient. With a low HOA fee of only $150 per quarter and FHA-approved financing potential, this home presents an incredible opportunity for first-time buyers, downsizers, or anyone looking for low-maintenance living without sacrificing space or charm. Lovingly cared for and exceptionally maintained, this townhome is truly move-in ready and waiting to welcome its next owner home.

16. 2026-05-13
    listed $240,000 Active 1543-char remark

    Show marketing remark (1536 chars)

    Welcome home to this beautifully maintained townhome in the heart of Regency Station! Conveniently located near shopping, dining, and everyday conveniences, 214 Meadowlark Lane offers the perfect blend of comfort, function, and affordability in a location that keeps you connected to everything. Step inside to a light-filled interior featuring a neutral color palette ready for your personal touch, an inviting eat-in kitchen, and natural sunlight pouring throughout the home. Freshly shampooed carpets add a clean, move-in-ready feel, while the spacious layout offers 3 bedrooms and 2.5 bathrooms designed for comfortable everyday living. Upstairs, both full bathrooms feature oversized soaking tubs - the perfect place to unwind after a long day. Outside, you'll love the expansive flat backyard, complete with a private concrete patio ideal for grilling, entertaining, or enjoying quiet evenings outdoors. Fresh mulch and welcoming curb appeal create a warm first impression from the moment you arrive. Additional features include two dedicated off-street parking spaces directly in front of the home, making daily living both easy and convenient. With a low HOA fee of only $150 per quarter and FHA-approved financing potential, this home presents an incredible opportunity for first-time buyers, downsizers, or anyone looking for low-maintenance living without sacrificing space or charm. Lovingly cared for and exceptionally maintained, this townhome is truly move-in ready and waiting to welcome its next owner home.

17. 2006-01-27
    soldstatus $177,000
18. 2004-01-14
    soldstatus $990,000

ⓘ 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: $3,181 · $265/mo
• Projected year-2 tax: $3,181 · $265/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $30,453
• − Mortgage interest: −$13,158
• − Property taxes: −$3,181
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − HOA: −$600
• − Depreciation: −$6,833
• Taxable income: $633
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $4,168/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

• Census place: Lithia Springs, GA
• County: Cobb County · 777,758 people
• City population: 27,036
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 26,612
• Household income: $64,059
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 993.0

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 0.55)
• Race & ethnicity: Black 63% Hispanic / Latino 21% White 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Hispanic 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 20% French/Haitian/Cajun 1% 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: ▼ -84.55%
• Current HPI: 246.7995
• Rent YoY: ▲ 0.77%
• 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

-76.3% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $234,900 GAMLS
• 2026-06-16 Price Changed $234,900 FMLS
• 2026-05-13 Listed $240,000 FMLS
• 2026-05-13 Listed $240,000 GAMLS
• 2006-01-27 Sold (Public Records) $177,000 Public Records
• 2004-01-14 Sold (Public Records) $990,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,181 · -2.0% YoY. Source: county tax records.