2245 Washington Dr · Douglasville, GA 30135

$340,000

4 bd · 2.5 ba · 2,787 sqft · SingleFamily public records · 2 Days on market

Built 2000 0.53 ac lot Est $426k · 20% under $80/mo HOA · 3% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• 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

This 6 bedrooms, 4 and a half bath home is located on the largest lot in the community. It is a fantastic opportunity for a buyer looking to build immediate equity. The main floors is adorned with 2 niche's in the foyer, the main entrance very spacious, there are hard wood floors in all except the kitchen and guest bath. The a large eat in dinning room, joining a large eat in kitchen w/ and island feature. The living room opens up to a large den/media room that could accommodate a multitude of guests. There is a Dry Bar in the Den as well. The kitchen opens up to the spacious two car garage. The second floor has 3 bathrooms, an ensuite in the master bedroom with tub and shower, and 2 other

Key facts

• Hard wood floors
• Large eat in kitchen
• Finished basement

Tags

• LARGEST LOT IN THE COMMUNITY
• HARD WOOD FLOORS
• LARGE EAT IN KITCHEN
• DRY BAR IN THE DEN
• FINISHED BASEMENT
• EXTRA LARGE RECREATION ROOM

Property features AI

Finance

• Other: Road surface: asphalt; Road frontage: city street and private road; County: Douglas, GA
• HOA & community: Annual association fee of $480; Community clubhouse; Community pool; Has association

Exterior

• Parking: Detached or attached garage with 2 garage spaces and garage door opener; Garage faces front; Driveway; Parking pad; Total parking for 5 vehicles; Open parking available
• Security: Intercom
• Utilities: Public water; Public sewer; Electricity available (220 volts present); Natural gas available; Phone available
• Home design: Three or more levels; Brick front construction; Shingle roof; Finished walk-out full basement with exterior entry and finished bath; Property listed as fixer
• Construction: Brick/mortar foundation; Brick front
• Exterior features: Private entrance; Deck; Front porch; Back yard fencing

Interior

• Kitchen: Eat-in kitchen with breakfast bar; Kitchen island; Stained cabinets; Laminate countertops; Gas cooktop; Gas range; Dishwasher; Refrigerator
• Bedrooms: Four upper bedrooms; Two lower bedrooms; Double master bedroom; Oversized master
• Flooring: Hardwood; Carpet; Luxury vinyl; Vinyl
• Bathrooms: Four full bathrooms; One half bathroom; Master bath with double vanity, separate tub and shower, and whirlpool tub; One full bath on lower level; Three full baths on upper level; One main-level half bath
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Entrance foyer; Dry bar; Double vanity in baths; Disappearing attic stairs; Permanent attic stairs; Double pane windows; One fireplace in family room
• Laundry & utility: Laundry on upper level (in hall) with electric dryer hookup; 220-volt outlet in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $13 ($160/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 $309k (9.0% below list).
• Recommended offer: $309k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Factory Shoals Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 605 students, 85% FRL); Factory Shoals Middle School (math 11% / reading 29%, grade F, #349 of 470 statewide, top 75%, 840 students, 67% FRL); New Manchester High School (math 10% / reading 28%, grade F, #250 of 424 statewide, top 60%, 1,894 students, 60% FRL) — zoned schools average 70% FRL vs 53% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 595 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).
• This rent runs 39% of the median local income ($95k/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 $10k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $309,237 (9.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $426,411
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3186 Ancoats St	0.56mi	5/3.0 (+1)	2,798 (+0%)	0mo	$390,000	$139	66
9893 Colchester St	0.48mi	5/3.0 (+1)	2,772 (-0%)	7mo	$425,000	$153	64
9912 Ashton Old Rd	0.59mi	4/2.5	2,597 (-7%)	4mo	$370,000	$142	58
3327 Surveyor Ct	0.44mi	4/2.5	3,148 (+13%)	1mo	$436,000	$139	57
3302 Thornecreek Dr	0.62mi	5/4.0 (+1)	2,880 (+3%)	2mo	$430,000	$149	53
3219 Colchester St	0.55mi	4/3.5	2,480 (-11%)	3mo	$365,000	$147	50
3137 Primrose St	0.69mi	4/3.5	2,949 (+6%)	6mo	$391,000	$133	49
9942 Stretford Rd	0.64mi	4/4.5	2,753 (-1%)	18mo	$459,990	$167	45
9988 Devonshire St	0.62mi	4/3.0	2,519 (-10%)	11mo	$424,000	$168	44
9941 Stretford Rd	0.69mi	4/3.5	2,480 (-11%)	4mo	$390,000	$157	43
9900 Ashford Green Way	0.62mi	3/3.5 (-1)	3,036 (+9%)	8mo	$465,000	$153	40
9870 Ashton Old Rd	0.60mi	4/3.0	3,106 (+11%)	16mo	$531,368	$171	38

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-62,979
• Equity at exit: $50,695

10-year hold

• IRR: -20.2%
• Equity multiple: 0.08×
• Total profit: $-87,530
• Equity at exit: $29,397

Cash invested: $95,200 (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: 9.2×

Monthly cashflow live

• Estimated rent: $3,092 medium
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$80
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $13

Break-even live

Break-even rent $3,076

Max offer price $340,000

Occupancy floor 95%

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3227 Bakewell St Douglasville, GA	4.0	4.0	3365	$3,095	$0.92	22d	1	0.55mi
3355 Palmer Lake Pointe Douglasville, GA	4.0	4.0	3300	$3,300	$1.00	43d	1	0.91mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 4 events

1. 2026-06-18
   days on market $340,000 Active 2 DOM
2. 2026-06-16
   status $340,000 Active 1 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $340,000 Coming Soon 1 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $37,108
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,969
• − Management: −$2,969
• − HOA: −$960
• − Depreciation: −$9,891
• Taxable loss: −$5,525
• Est. tax savings @ 24.0%: +$1,326
• After-tax cash flow: $1,486/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: 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

1 event — show timeline

• 2026-06-15 Coming Soon $340,000 FMLS

Property tax history

-20.7%/yr

Latest (2025): $65 · +0.0% YoY. Source: county tax records.