4098 Lost Springs Trl · South Fulton, GA 30135

$230,000

3 bd · 2.5 ba · 2,064 sqft · SingleFamily public records · 42 Days on market

Built 2003 0.26 ac lot $111/sqft · 22% below area Est $295k · 22% under $58/mo HOA · 3% of rent ↓ 58% since listing

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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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 3-bedroom, 3-bathroom home nestled in the established Anneewakee Trails community of Douglasville. Boasting over 2,000 square feet of living space, this 2003-built home offers a functional layout with room to spread out perfect for everyone. Community amenities include a swimming pool, clubhouse, and tennis courts. Easy access to I-20 puts shopping, dining, and Atlanta commuters in a strong position.

Key facts

• 0.26 acre lot
• Garage
• Built 2003

Property features AI

Finance

• Other: Listing terms: Cash, Conventional, FHA, USDA Loan; Sold/Offered As Is
• HOA & community: Has association; Association fee is $700 (includes other services); Community fitness center

Exterior

• Parking: Garage with garage door opener; 1 total parking space
• Utilities: Public water; Public sewer; Electricity available; High speed internet available
• Home design: Single family residence; House; Resale property
• Construction: Built in 2003
• Exterior features: Composition roof; Aluminum siding; Vinyl siding; City lot; Located on a cul-de-sac; Level lot

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms; 1 bathroom on main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: High ceilings; Multi/split levels; Family room
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $79 ($943/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 $216k (6.0% below list).
• Recommended offer: $216k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.6% in South Fulton — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Holly Springs Elementary School (math 49% / reading 59%, grade C, #204 of 1,228 statewide, top 17%, 567 students, 49% FRL); Chapel Hill Middle School (math 32% / reading 47%, grade F, #147 of 470 statewide, top 33%, 1,098 students, 55% FRL); Chapel Hill High School (math 16% / reading 32%, grade F, #203 of 424 statewide, top 48%, 1,609 students, 48% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents flat; 595 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 42 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

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 $216,273 (6.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.94% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (median comp): $295,354
• List price: $230,000
• Delta: -22.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4090 Clarks Trl	0.07mi	4/3.0 (+1)	1,830 (-11%)	0mo	$289,000	$158	70
4220 Clarks Trl	0.23mi	4/3.0 (+1)	1,892 (-8%)	0mo	$255,000	$135	68
2625 Thunder Basin Way	0.36mi	4/2.5 (+1)	1,989 (-4%)	5mo	$300,000	$151	68
2812 Knoll View Pl	0.06mi	3/2.0	2,262 (+10%)	16mo	$294,000	$130	66
4390 Pipestone Pl	0.28mi	4/2.5 (+1)	2,270 (+10%)	4mo	$319,000	$141	62
4378 Lodgeview Pl	0.35mi	3/2.0	1,800 (-13%)	3mo	$290,000	$161	58
4360 Big Horn Pass	0.32mi	4/3.0 (+1)	1,807 (-12%)	1mo	$315,000	$174	57
4638 Burnt Fork Cir	0.67mi	3/2.0	2,075 (+0%)	14mo	$306,000	$147	54
2640 Thunder Basin Way	0.35mi	4/2.5 (+1)	2,275 (+10%)	12mo	$305,000	$134	52
4047 Arnolds Mill Opas	0.75mi	4/3.0 (+1)	2,202 (+7%)	1mo	$285,000	$129	46
3500 Ridge Hill Pkwy	0.75mi	3/2.5	1,979 (-4%)	18mo	$295,000	$149	43
2981 Leatherleaf Trl	0.73mi	4/2.5 (+1)	2,012 (-2%)	18mo	$275,000	$137	42

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-38,379
• Equity at exit: $34,294

10-year hold

• IRR: -16.3%
• Equity multiple: 0.21×
• Total profit: $-50,637
• Equity at exit: $19,886

Cash invested: $64,400 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$270 /mo · $3,240/yr
• Insurance: −$96
• HOA: −$58
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $79

Break-even live

Break-even rent $2,063

Max offer price $230,000

Occupancy floor 91%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4100 Clarks Trl Douglasville, GA	3.0	2.0	1635	$1,975	$1.21	2d	1	0.11mi
2863 Warhorse Pl Douglasville, GA	4.0	2.5	1997	$2,050	$1.03	4d	1	0.16mi
2860 Highland Hill Pkwy Douglasville, GA	3.0	2.0	1543	$2,030	$1.32	17d	1	0.22mi
4400 Feather Way Douglasville, GA	4.0	2.0	2210	$2,300	$1.04	22d	1	0.38mi
4445 Feather Way Douglasville, GA	4.0	2.5	2405	$2,370	$0.99	43d	1	0.43mi
4475 Feather Way Douglasville, GA	4.0	2.5	2581	$2,400	$0.93	13d	1	0.45mi
4616 Burnt Fork Cir Douglasville, GA	4.0	2.5	2173	$2,230	$1.03	43d	1	0.62mi
4625 Burnt Fork Cir Douglasville, GA	3.0	2.0	2080	$2,150	$1.03	24d	1	0.64mi
4625 Burnt Fork Cir Douglasville, GA	3.0	2.0	2080	$2,150	$1.03	43d	1	0.64mi
4622 Burnt Fork Cir Douglasville, GA	3.0	2.0	2083	$1,850	$0.89	24d	1	0.65mi
4014 Sitka Dr Douglasville, GA	4.0	2.0	1532	$1,899	$1.24	43d	1	0.66mi
3332 Lowland Dr Douglasville, GA	4.0	3.0	2167	$2,099	$0.97	24d	1	0.71mi
3112 Berthas Overlook Douglasville, GA	4.0	2.5	2331	$2,100	$0.90	5d	1	0.73mi
3445 Anneewakee Falls Pkwy Douglasville, GA	2.0	1.0	1501	$1,350	$0.90	43d	1	0.88mi
4217 Arnolds Mill Opas Douglasville, GA	4.0	2.5	2356	$2,275	$0.97	43d	1	0.89mi
3859 Chattahoochee Dr Douglasville, GA	4.0	3.0	2100	$1,910	$0.91	5d	1	0.93mi
3343 Clawing Hawk Way Douglasville, GA	3.0	2.5	1915	$2,075	$1.08	44d	1	0.99mi
2230 Telluride Dr Douglasville, GA	3.0	2.0	1776	$1,969	$1.11	24d	1	0.99mi
3824 Cannon Dr Douglasville, GA	3.0	2.0	1584	$1,674	$1.06	2d	1	1.29mi
3538 Georgia 92 Douglasville, GA	1.0–2.0	1.0–2.0	1134	$2,695	$2.38	1d	33	1.43mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $230,000 Active 42 DOM
2. 2026-06-17
   days on market $230,000 Active 41 DOM
3. 2026-06-16
   days on market $230,000 Active 40 DOM
4. 2026-06-15
   statusdays on market $230,000 Active 39 DOM
5. 2026-06-13
   pricedays on market $230,000 Price Change 37 DOM
6. 2026-06-10
   pricestatus $235,000 Price Change 33 DOM
7. 2026-06-09
   days on market $240,000 Active 33 DOM
8. 2026-06-08
   days on market $240,000 Active 32 DOM
9. 2026-06-07
   statusdays on market $240,000 Active 31 DOM
10. 2026-06-04
    days on market $240,000 Price Change 28 DOM
11. 2026-06-03
    days on market $240,000 Price Change 27 DOM
12. 2026-06-02
    pricestatusdays on market $240,000 Price Change 26 DOM
13. 2026-06-01
    days on market $241,499 Active 25 DOM
14. 2026-05-31
    days on market $241,499 Active 24 DOM
15. 2026-05-18
    price $243,999 441-char remark
16. 2026-05-12
    price $244,499 441-char remark
17. 2026-05-07
    listed $249,999 New 441-char remark
18. 2003-07-01
    soldstatus $550,000

ⓘ 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: $3,240 · $270/mo
• Projected year-2 tax: $3,240 · $270/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 ≥104°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: $25,953
• − Mortgage interest: −$12,884
• − Property taxes: −$3,240
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − HOA: −$696
• − Depreciation: −$6,691
• Taxable loss: −$2,860
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $1,630/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 — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Douglas County · 141,416 people
• City population: 127,674
• 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

-58.2% since first listed

8 events — show timeline

• 2026-06-11 Price Changed $230,000 GAMLS
• 2026-06-09 Price Changed $235,000 GAMLS
• 2026-06-02 Price Changed $240,000 GAMLS
• 2026-05-27 Price Changed $241,499 GAMLS
• 2026-05-18 Price Changed $243,999 GAMLS
• 2026-05-12 Price Changed $244,499 GAMLS
• 2026-05-07 Listed $249,999 GAMLS
• 2003-07-01 Sold (Public Records) $550,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,240 · -0.2% YoY. Source: county tax records.