4482 Sunflower Dr · Douglasville, GA 30135

$219,900

4 bd · 2.0 ba · 1,982 sqft · SingleFamily public records · 16 Days on market

Built 1983 0.46 ac lot $111/sqft · 34% below area Est $333k · 34% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• 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

Charming property with great potential in a desirable setting! This home features a bedroom and bonus room on the lower level, offering flexible space for guests, a home office, or additional living needs. The large, open family room provides an inviting area for entertaining or relaxing, filled with character and opportunity to make it your own. With solid bones and unique charm, this property is ready for the right buyer to bring their vision and add value a true fixer with tons of upside!

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1983

Property features AI

Exterior

• Parking: 2-car garage; Garage access at kitchen level
• Utilities: Public water; Septic tank sewer; Electric: other; General utilities: other
• Home design: Multi/split level layout; Fee simple ownership; Property listed as fixer condition
• Construction: Frame construction with wood siding; Metal roof; Foundation: see remarks
• Exterior features: Private yard; Patio

Interior

• Kitchen: White cabinets; Stone countertops; Dishwasher; Gas range; Refrigerator
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level; Split bedroom plan
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Foyer entry; Disappearing attic stairs; Finished partial basement; Factory-built fireplace (1)
• Laundry & utility: Laundry closet on the lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/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 (1.8% below list).
• Recommended offer: $216k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: New Manchester High School (math 10% / reading 28%, grade F, #250 of 424 statewide, top 60%, 1,894 students, 60% FRL).
• Market conditions: Rents flat; 610 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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.

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 $216,021 (1.8% below list)

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: 0.98% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $332,629
• List price: $219,900
• Delta: -33.89%
• 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
4133 Twig Ct	0.12mi	4/2.0	1,805 (-9%)	2mo	$285,000	$158	78
4118 Twig Ct	0.17mi	3/2.5 (-1)	1,864 (-6%)	4mo	$210,000	$113	72
4249 Doublegate Dr	0.21mi	4/2.0	1,742 (-12%)	2mo	$373,500	$214	68
3863 Grist Ml	0.61mi	3/2.0 (-1)	1,958 (-1%)	0mo	$260,000	$133	64
4066 Wedgefield Ct	0.20mi	3/2.5 (-1)	1,754 (-12%)	3mo	$329,000	$188	62
4299 High Country Dr	0.69mi	4/2.5	1,952 (-2%)	6mo	$315,000	$161	58
4132 High Country Dr	0.48mi	3/2.5 (-1)	2,100 (+6%)	9mo	$329,999	$157	54
3784 Tackett Rd	0.75mi	3/2.0 (-1)	2,024 (+2%)	9mo	$289,000	$143	49
4450 Dorsett Shls	0.68mi	3/2.0 (-1)	1,826 (-8%)	4mo	$320,000	$175	47
4014 Oak Stone Dr	0.59mi	4/2.0	1,700 (-14%)	7mo	$254,900	$150	43
4267 High Country Dr	0.67mi	3/2.5 (-1)	1,727 (-13%)	4mo	$275,000	$159	37
4348 Tillage Path	0.66mi	3/2.0 (-1)	1,702 (-14%)	10mo	$334,000	$196	32

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: -13.5%
• Equity multiple: 0.53×
• Total profit: $-29,124
• Equity at exit: $32,788

10-year hold

• IRR: -10.0%
• Equity multiple: 0.47×
• Total profit: $-32,837
• Equity at exit: $19,013

Cash invested: $61,572 (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: 610
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$263 /mo · $3,158/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $199

Break-even live

Break-even rent $1,909

Max offer price $219,900

Occupancy floor 86%

Sensitivity live

Price	-10% $323	-5% $261	+0% $199	+5% $136	+10% $74
Rent	-10% $28	-5% $113	+0% $199	+5% $284	+10% $369
Rate	-1.0pp $309	-0.5pp $255	base $199	+0.5pp $142	+1.0pp $84

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4301 Antler Ct Douglasville, GA	5.0	3.0	1396	$1,950	$1.40	44d	1	0.48mi
4110 Oak Stone Dr Douglasville, GA	3.0	2.5	1800	$1,950	$1.08	44d	1	0.52mi
4031 Oak Stone Dr Douglasville, GA	4.0	3.0	1898	$1,950	$1.03	13d	1	0.58mi
4396 Central Church Rd Douglasville, GA	3.0	2.0	1608	$1,829	$1.14	44d	1	0.77mi
3783 Chapel Hill Rd Douglasville, GA	4.0	3.0	2032	$1,955	$0.96	13d	1	0.78mi
4203 Baler Dr Douglasville, GA	3.0	2.0	1386	$1,895	$1.37	13d	1	0.81mi
4031 Daylily Way Douglasville, GA	3.0	2.0	1464	$1,869	$1.28	18d	1	0.83mi
3729 Winding Trail Ct Douglasville, GA	3.0	2.0	1433	$1,830	$1.28	13d	1	0.83mi
4204 Rocky Face Dr Douglasville, GA	3.0	2.0	1768	$1,700	$0.96	3d	1	0.86mi
3722 Auger Trl Douglasville, GA	3.0	2.0	2302	$2,050	$0.89	6d	1	0.86mi
4250 Winding Trail Way Douglasville, GA	4.0	2.5	1902	$1,995	$1.05	25d	1	0.93mi
4022 S Shelby Ln Douglasville, GA	3.0	1.5	1340	$1,730	$1.29	13d	1	1.11mi
4548 White Rd Douglasville, GA	3.0	2.0	2076	$2,165	$1.04	0d	1	1.16mi
3751 Monticello St Douglasville, GA	4.0	3.0	2091	$2,300	$1.10	21d	1	1.20mi
4599 White Rd Douglasville, GA	3.0	2.0	1565	$1,815	$1.16	44d	1	1.25mi
4217 Arnolds Mill Opas Douglasville, GA	4.0	2.5	2356	$2,275	$0.97	44d	1	1.48mi

Listing history 27 events

1. 2026-06-17
   status $219,900 Pending 16 DOM
2. 2026-06-16
   days on market $219,900 Active 16 DOM

   Show marketing remark (496 chars)

   Charming property with great potential in a desirable setting! This home features a bedroom and bonus room on the lower level, offering flexible space for guests, a home office, or additional living needs. The large, open family room provides an inviting area for entertaining or relaxing, filled with character and opportunity to make it your own. With solid bones and unique charm, this property is ready for the right buyer to bring their vision and add value a true fixer with tons of upside!

3. 2026-06-15
   days on market $219,900 Active 15 DOM
4. 2026-06-13
   days on market $219,900 Active 13 DOM
5. 2026-06-10
   status $219,900 Active 9 DOM
6. 2026-05-13
   listed $219,900 Active 496-char remark

   Show marketing remark (496 chars)

   Charming property with great potential in a desirable setting! This home features a bedroom and bonus room on the lower level, offering flexible space for guests, a home office, or additional living needs. The large, open family room provides an inviting area for entertaining or relaxing, filled with character and opportunity to make it your own. With solid bones and unique charm, this property is ready for the right buyer to bring their vision and add value a true fixer with tons of upside!

7. 2026-05-13
   listed $219,900 New 496-char remark

   Show marketing remark (496 chars)

   Charming property with great potential in a desirable setting! This home features a bedroom and bonus room on the lower level, offering flexible space for guests, a home office, or additional living needs. The large, open family room provides an inviting area for entertaining or relaxing, filled with character and opportunity to make it your own. With solid bones and unique charm, this property is ready for the right buyer to bring their vision and add value a true fixer with tons of upside!

8. 2026-02-06
   soldstatus $8,234,100
9. 2026-01-27
   historical
10. 2026-01-15
    price $229,900
11. 2025-12-12
    listed $239,900 New
12. 2025-11-24
    historical $1,799
13. 2025-11-05
    listed $1,799
14. 2013-11-15
    price $67,000
15. 2013-02-25
    soldstatus $67,000
16. 2013-02-12
    price $67,000
17. 2013-02-12
    historical
18. 2013-02-07
    soldstatus $67,000 Sold
19. 2013-02-07
    price $79,900
20. 2013-02-07
    soldstatus $67,000 Sold
21. 2013-02-01
    status Pending
22. 2013-01-21
    historical Contingent - Due Diligence
23. 2013-01-21
    historical
24. 2013-01-21
    price $79,900
25. 2013-01-09
    listed $79,900 Active
26. 2013-01-09
    listed $79,900 New
27. 1983-10-05
    soldstatus $61,900

ⓘ 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: $3,158 · $263/mo
• Projected year-2 tax: $3,158 · $263/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: $25,923
• − Mortgage interest: −$12,318
• − Property taxes: −$3,158
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$6,397
• Taxable loss: −$1,197
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $2,671/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: 114,380
• 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

+255.3% since first listed

28 events — show timeline

• 2026-06-16 Pending — GAMLS
• 2026-06-16 Pending — FMLS
• 2026-06-11 Relisted — GAMLS
• 2026-06-09 Relisted — FMLS
• 2026-05-22 Pending — FMLS
• 2026-05-22 Pending — GAMLS
• 2026-05-13 Listed $219,900 FMLS
• 2026-05-13 Listed $219,900 GAMLS
• 2026-02-06 Sold (Public Records) $8,234,100 Public Records
• 2026-01-27 Listing Removed — GAMLS
• 2026-01-15 Price Changed $229,900 GAMLS
• 2025-12-12 Listed $239,900 GAMLS
• 2025-11-24 Rental Removed $1,799 Tricon
• 2025-11-05 Listed for Rent $1,799 Tricon
• 2013-11-15 Price Changed $67,000 GAMLS
• 2013-02-25 Sold (Public Records) $67,000 Public Records
• 2013-02-12 Price Changed $67,000 FMLS
• 2013-02-12 Listing Removed — FMLS
• 2013-02-07 Sold (MLS) $67,000 GAMLS
• 2013-02-07 Sold (MLS) $67,000 FMLS
• 2013-02-07 Price Changed $79,900 FMLS
• 2013-02-01 Pending — FMLS
• 2013-01-21 Contingent — FMLS
• 2013-01-21 Listing Removed — GAMLS
• 2013-01-21 Price Changed $79,900 GAMLS
• 2013-01-09 Listed $79,900 FMLS
• 2013-01-09 Listed $79,900 GAMLS
• 1983-10-05 Sold (Public Records) $61,900 Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,158 · +8.4% YoY. Source: county tax records.