8513 Westchester Dr · Douglasville, GA 30134

$149,500

3 bd · 2.5 ba · 1,200 sqft · Townhouse public records · 5 Days on market

Built 1988 2,535 sqft lot $125/sqft · 31% below area Est $217k · 31% under ↓ 38% since listing

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• 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

No HOA! Great three bedroom townhome, move-in ready with backyard. Be close to 1-20, grocery stores, and restaurants. Electric stove and lots of storage in spacious kitchen, newer LVP floors, and new paint. Investment opportunity. Tenant occupied. Please do not disturb the tenant. There are 4 units for sale and can be sold as a bundle deal. Inquire with listing agent.

Key facts

• Newer lvp floors
• Lots of storage
• Spacious kitchen

Tags

• BACKYARD
• SPACIOUS KITCHEN
• ELECTRIC STOVE
• LOTS OF STORAGE
• NEWER LVP FLOORS
• NEW PAINT

Property features AI

Finance

• HOA & community: Community contains 32 units

Exterior

• Parking: Two total parking spaces; Driveway; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Sewer available; Water available
• Home design: Two levels; Brick front; Resale property; Fee simple ownership; Accessible entrance; Composition roof
• Construction: Brick front construction
• Exterior features: Private yard; Patio

Interior

• Kitchen: Cabinets with stain finish; Laminate counters; Dishwasher; Electric range
• Bedrooms: Three upstairs bedrooms; Bedroom features: Other
• Flooring: Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bathroom with tub/shower combo
• Heating & cooling: Heat pump heating; Electric heating; Central air; Ceiling fans; Thermostat (energy efficient feature)
• Interior features: Entrance foyer; Insulated windows; 2+ common walls; Family room; Separate dining room
• Laundry & utility: Laundry in hall on main level; Electric water heater

🏷️ Possibly a rental listed for sale. The $149,500 price doesn't fit this home's estimated sale value (~$216,516) 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/2.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.8% 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) — zoned schools average 78% FRL vs 53% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 299 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 12y ago 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 $78k; list at $150k implies a 93% gain — meaningful room to come down on a strong offer.

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 $149,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $216,516
• List price: $149,500
• Delta: -30.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8538 Westchester Dr	0.08mi	2/1.5 (-1)	1,334 (+11%)	8mo	$160,000	$120	62
8678 Ashley Way	0.46mi	2/2.5 (-1)	1,110 (-8%)	0mo	$135,000	$122	61
8691 Ashley Way	0.49mi	2/2.0 (-1)	1,300 (+8%)	2mo	$152,300	$117	54
8676 Ashley Way	0.46mi	2/2.0 (-1)	1,110 (-8%)	7mo	$66,000	$59	53
8692 Ashley Way	0.49mi	2/2.0 (-1)	1,300 (+8%)	7mo	$56,000	$43	50
8694 Ashley Way	0.49mi	2/2.5 (-1)	1,364 (+14%)	7mo	$57,000	$42	43

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 · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,069
• Equity at exit: $22,291

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,033
• Equity at exit: $12,926

Cash invested: $41,860 (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 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 299
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$784
• Tax from tax record: −$180 /mo · $2,164/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $315

Break-even live

Break-even rent $1,299

Max offer price $149,500

Occupancy floor 76%

Sensitivity live

Price	-10% $400	-5% $357	+0% $315	+5% $273	+10% $230
Rent	-10% $181	-5% $248	+0% $315	+5% $382	+10% $449
Rate	-1.0pp $390	-0.5pp $353	base $315	+0.5pp $276	+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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6363 Melrose St Douglasville, GA	3.0	1.0	950	$1,550	$1.63	44d	1	0.24mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	4d	1	0.54mi
8753 Bowden St Douglasville, GA	2.0	1.0	860	$1,300	$1.51	13d	1	0.78mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	19d	1	0.84mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,595	$1.32	44d	1	0.84mi
6765 W Strickland St Unit B Douglasville, GA	2.0	2.0	978	$1,295	$1.32	3d	1	0.96mi
8040 Colquitt St Douglasville, GA	2.0	2.0	1046	$1,295	$1.24	21d	1	1.05mi
6297 Redcliff Dr Douglasville, GA	3.0	2.0	1223	$1,789	$1.46	17d	1	1.05mi
8424 Chicago Ave Douglasville, GA	2.0	2.0	880	$1,187	$1.35	44d	1	1.16mi
1675 Dogwood Trl Douglasville, GA	3.0	2.0	1465	$1,740	$1.19	0d	1	1.24mi
4839 Lehigh Dr Douglasville, GA	2.0	2.0	1300	$4,500	$3.46	44d	1	1.32mi
7797 Mountain Creek Way Douglasville, GA	4.0	2.0	1210	$2,099	$1.73	44d	1	1.41mi
4642 Elmhurst Dr Douglasville, GA	3.0	2.0	1385	$1,900	$1.37	4d	1	1.42mi
8288 Chicago Ave Douglasville, GA	2.0	2.0	1050	$1,510	$1.44	3d	1	1.45mi
7029 Branch Crossing Way Douglasville, GA	3.0	2.0	1338	$1,200	$0.90	19d	1	1.45mi

Listing history 39 events

1. 2026-06-21
   days on market $149,500 Active 5 DOM
2. 2026-06-18
   days on market $149,500 Active 2 DOM
3. 2026-06-17
   days on marketlisting id $149,500 Active 1 DOM
4. 2026-06-02
   days on market $149,500 Active 180 DOM
5. 2026-06-01
   days on market $149,500 Active 179 DOM
6. 2026-05-31
   days on market $149,500 Active 178 DOM
7. 2026-04-28
   price $160,000 395-char remark
8. 2026-04-28
   price $160,000 395-char remark
9. 2026-03-03
   price $173,900 395-char remark
10. 2026-03-03
    price $173,900 395-char remark
11. 2025-12-04
    listed $165,000 New 395-char remark
12. 2025-12-04
    listed $165,000 Active 395-char remark
13. 2025-04-09
    historical $1,395
14. 2025-03-28
    price $1,395
15. 2025-02-04
    listed $1,550
16. 2025-02-04
    historical $1,550
17. 2025-02-04
    listed $1,550
18. 2020-06-11
    soldstatus $77,600
19. 2020-06-08
    soldstatus $77,580 Sold
20. 2020-05-29
    status Under Contract
21. 2020-05-23
    status Back on Market
22. 2020-05-18
    status Under Contract
23. 2020-02-10
    status Back on Market
24. 2020-02-07
    status Under Contract
25. 2020-01-31
    listed $95,000 New
26. 2015-07-31
    price $40,500
27. 2015-07-17
    price $40,500
28. 2015-07-15
    soldstatus $40,500 Sold
29. 2015-07-15
    price $50,000
30. 2015-07-15
    soldstatus $40,500 Sold
31. 2015-06-26
    status Under Contract
32. 2015-06-26
    historical Pending
33. 2015-06-26
    price $50,000
34. 2015-05-11
    listed $50,000 New
35. 2015-05-11
    listed $50,000 Active
36. 2014-10-03
    historical
37. 2014-09-22
    listed $60,000 New
38. 1988-06-23
    soldstatus $46,900
39. 1981-06-29
    soldstatus $240,500

ⓘ 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: $2,164 · $180/mo
• Projected year-2 tax: $2,164 · $180/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 3/10 Moderate
• 🌡 Heat 5/10 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,379
• − Mortgage interest: −$8,374
• − Property taxes: −$2,164
• − Insurance: −$748
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$4,349
• Taxable income: $1,484
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $3,424/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

• Census place: Douglasville, GA
• County: Douglas County · 141,416 people
• City population: 114,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 47,580
• Household income: $76,574
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1339.0

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 0.65)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% 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: ▼ -70.36%
• Current HPI: 243.9426
• Rent YoY: ▬ 0.03%
• 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

-37.8% since first listed

34 events — show timeline

• 2026-06-16 Listed $149,500 GAMLS
• 2026-06-16 Listed $149,500 FMLS
• 2026-06-02 Listing Removed — GAMLS
• 2026-05-28 Price Changed $149,500 GAMLS
• 2026-04-28 Price Changed $160,000 GAMLS
• 2026-03-03 Price Changed $173,900 GAMLS
• 2025-12-04 Listed $165,000 GAMLS
• 2025-04-09 Rental Removed $1,395 GAMLS
• 2025-03-28 Price Changed $1,395 GAMLS
• 2025-02-04 Listed for Rent $1,550 GAMLS
• 2025-02-04 Rental Removed $1,550 FMLS
• 2025-02-04 Listed for Rent $1,550 FMLS
• 2020-06-11 Sold (Public Records) $77,600 Public Records
• 2020-06-08 Sold (MLS) $77,580 GAMLS
• 2020-05-29 Pending — GAMLS
• 2020-05-23 Relisted — GAMLS
• 2020-05-18 Pending — GAMLS
• 2020-02-10 Relisted — GAMLS
• 2020-02-07 Pending — GAMLS
• 2020-01-31 Listed $95,000 GAMLS
• 2015-07-31 Price Changed $40,500 GAMLS
• 2015-07-17 Price Changed $40,500 FMLS
• 2015-07-15 Sold (MLS) $40,500 GAMLS
• 2015-07-15 Sold (MLS) $40,500 FMLS
• 2015-07-15 Price Changed $50,000 FMLS
• 2015-06-26 Pending — GAMLS
• 2015-06-26 Contingent — FMLS
• 2015-06-26 Price Changed $50,000 GAMLS
• 2015-05-11 Listed $50,000 GAMLS
• 2015-05-11 Listed $50,000 FMLS
• 2014-10-03 Listing Removed — GAMLS
• 2014-09-22 Listed $60,000 GAMLS
• 1988-06-23 Sold (Public Records) $46,900 Public Records
• 1981-06-29 Sold (Public Records) $240,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,164 · -0.3% YoY. Source: county tax records.