8653 Ashley Way · Douglasville, GA 30134

$113,000

2 bd · 1.0 ba · 822 sqft · Townhouse public records · 120 Days on market

Built 1982 Fair condition 2,387 sqft lot $137/sqft · 28% below area Est $157k · 28% under ↓ 57% 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath townhome in Ashley Oaks checks the boxes investors care about most-strong rental demand, a practical layout, and a low-maintenance setup that keeps things simple and steady. Whether you're building your portfolio or making your first move, this one makes sense. Tucked into a Douglasville location that tenants love, you're just minutes from shopping, dining, and easy access to I-20-because convenience always rents. Looking to go bigger? This property is part of a rare 18-unit opportunity within the community, giving you the option to scale quickly and secure multiple doors in one place. No fluff. No guesswork. Just a solid opportunity sitting right where it should be.

Key facts

• Practical layout
• 18-unit opportunity
• Easy access to i-20

Tags

• PRACTICAL LAYOUT
• LOW-MAINTENANCE SETUP
• DOUGLASVILLE LOCATION
• MINUTES FROM SHOPPING
• EASY ACCESS TO I-20
• 18-UNIT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $113k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $103k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.3% 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: Burnett Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 435 students, 94% FRL); Stewart Middle School (math 11% / reading 27%, grade F, #368 of 470 statewide, top 79%, 554 students, 82% FRL); Douglas County High School (math 28% / reading 37%, grade F, #104 of 424 statewide, top 25%, 1,969 students, 63% 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; 381 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $781 of loan paydown is wiped out by about $3k 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 120 days — a 9% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $102,830 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $157,071
• List price: $113,000
• Delta: -28.06%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8675 Ashley Way	0.04mi	2/1.0	786 (-4%)	5mo	$113,000	$144	87
8654 Ashley Way	0.03mi	2/1.0	942 (+15%)	5mo	$130,000	$138	70
6706 Clark St	0.41mi	2/2.0	856 (+4%)	3mo	$250,000	$292	68
6170 Field Stone Dr	0.83mi	2/2.0	853 (+4%)	7mo	$155,000	$182	49
6232 Hospital Way	0.50mi	3/1.0 (+1)	972 (+18%)	15mo	$62,400	$64	34
8373 Chicago Ave	0.95mi	2/1.0	952 (+16%)	13mo	$80,000	$84	29
8136 Connally Dr	1.08mi	2/1.0	1,020 (+24%)	14mo	$160,000	$157	28
6158 Cooper St	0.76mi	2/1.0	961 (+17%)	15mo	$80,000	$83	27
6248 Ellis St	0.92mi	3/2.0 (+1)	1,008 (+23%)	6mo	$185,000	$184	26
6104 Cobblestone Ct	0.88mi	2/1.5	1,000 (+22%)	15mo	$170,000	$170	25
6183 Field Stone Dr	0.86mi	1/2.0 (-1)	933 (+14%)	13mo	$155,000	$166	23
6886 Upshaw Mill Rd	1.18mi	3/2.0 (+1)	946 (+15%)	13mo	$195,000	$206	20

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,418
• Equity at exit: $16,849

10-year hold

• IRR: 9.4%
• Equity multiple: 1.63×
• Total profit: $19,850
• Equity at exit: $9,770

Cash invested: $31,640 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $120,000 ($139/sqft)
• Median days on market: 130 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +37.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 381
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$593
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $409

Break-even live

Break-even rent $971

Max offer price $113,000

Occupancy floor 68%

Sensitivity live

Price	-10% $473	-5% $441	+0% $409	+5% $377	+10% $345
Rent	-10% $291	-5% $350	+0% $409	+5% $468	+10% $526
Rate	-1.0pp $466	-0.5pp $438	base $409	+0.5pp $380	+1.0pp $350

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: $28,250
• Closing costs: $3,390
• Club membership (one-time): —
• 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	93d	1	0.19mi
6266 Melrose St Douglasville, GA	2.0	1.0	1056	$1,325	$1.25	30d	1	0.30mi
8753 Bowden St Douglasville, GA	2.0	1.0	860	$1,300	$1.51	62d	1	0.40mi
6765 W Strickland St Unit B Douglasville, GA	2.0	2.0	978	$1,295	$1.32	52d	1	0.60mi
6787 Strickland St Douglasville, GA	1.0	1.0	950	$595	$0.63	4d	1	0.62mi
6787 Strickland St Douglasville, GA	1.0	1.0	950	$625	$0.66	93d	1	0.62mi
8460 Hospital Dr Douglasville, GA	1.0	1.0	701	$1,278	$1.82	73d	1	0.75mi
8424 Chicago Ave Douglasville, GA	2.0	2.0	880	$1,187	$1.35	93d	1	0.80mi
9018 Stoneleigh Trce Unit Stoneleigh Douglasville, GA	2.0	2.0	1035	$1,500	$1.45	27d	1	0.90mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	67d	1	0.90mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	52d	1	0.95mi
8040 Colquitt St Douglasville, GA	2.0	2.0	1046	$1,295	$1.24	70d	1	1.00mi
8288 Chicago Ave Douglasville, GA	2.0	2.0	1050	$1,510	$1.44	51d	1	1.12mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,395	$1.15	93d	1	1.20mi
8057 Fieldstream Way Douglasville, GA	3.0	2.0	1074	$1,630	$1.52	12d	1	1.30mi

Property features AI

Finance

• HOA & community: Community has 100 units

Exterior

• Parking: Two parking spaces on parking pad
• Utilities: Public waterPublic sewer110-volt electricCable availableElectricity available
• Home design: One-level propertyFee simple ownership
• Construction: Brick constructionComposition roofSlab foundationResale condition
• Exterior features: PatioPaved city street frontage

Interior

• Kitchen: White cabinetsDishwasherElectric range
• Bedrooms: Master bedroom on main levelTwo main-level bedrooms
• Flooring: Carpet
• Bathrooms: One full bathroom with tub/shower comboOne main-level bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Wood window framesOther interior featuresTwo or more shared walls
• Laundry & utility: Laundry in common area

Listing history 50 events

1. 2026-08-08
   days on market $113,000 Active 120 DOM
2. 2026-08-06
   days on market $113,000 Active 118 DOM
3. 2026-08-05
   days on market $113,000 Active 117 DOM
4. 2026-08-04
   days on market $113,000 Active 116 DOM
5. 2026-08-03
   days on market $113,000 Active 115 DOM
6. 2026-07-31
   days on market $113,000 Active 112 DOM
7. 2026-07-30
   days on market $113,000 Active 110 DOM
8. 2026-07-28
   days on market $113,000 Active 109 DOM
9. 2026-07-26
   days on market $113,000 Active 107 DOM
10. 2026-07-24
    days on market $113,000 Active 105 DOM
11. 2026-07-23
    days on market $113,000 Active 104 DOM
12. 2026-07-22
    days on market $113,000 Active 103 DOM
13. 2026-07-21
    days on market $113,000 Active 102 DOM
14. 2026-07-20
    days on market $113,000 Active 101 DOM
15. 2026-07-18
    days on market $113,000 Active 99 DOM
16. 2026-07-18
    days on market $113,000 Active 98 DOM
17. 2026-07-16
    days on market $113,000 Active 97 DOM
18. 2026-07-15
    days on market $113,000 Active 96 DOM
19. 2026-07-14
    days on market $113,000 Active 95 DOM
20. 2026-07-13
    days on market $113,000 Active 94 DOM
21. 2026-07-13
    days on market $113,000 Active 93 DOM
22. 2026-07-11
    days on market $113,000 Active 92 DOM
23. 2026-07-10
    days on market $113,000 Active 91 DOM
24. 2026-07-09
    days on market $113,000 Active 90 DOM
25. 2026-07-07
    days on market $113,000 Active 88 DOM
26. 2026-07-06
    days on market $113,000 Active 87 DOM
27. 2026-07-06
    days on market $113,000 Active 86 DOM
28. 2026-07-05
    days on market $113,000 Active 85 DOM
29. 2026-07-03
    days on market $113,000 Active 84 DOM
30. 2026-07-02
    days on market $113,000 Active 83 DOM
31. 2026-07-01
    days on market $113,000 Active 82 DOM
32. 2026-06-30
    days on market $113,000 Active 81 DOM
33. 2026-06-29
    days on market $113,000 Active 80 DOM
34. 2026-06-28
    days on market $113,000 Active 79 DOM
35. 2026-06-27
    days on market $113,000 Active 78 DOM
36. 2026-06-26
    days on market $113,000 Active 77 DOM
37. 2026-06-24
    days on market $113,000 Active 75 DOM
38. 2026-06-22
    days on market $113,000 Active 73 DOM
39. 2026-06-21
    days on market $113,000 Active 72 DOM
40. 2026-06-18
    days on market $113,000 Active 69 DOM
41. 2026-06-17
    days on market $113,000 Active 68 DOM
42. 2026-06-16
    days on market $113,000 Active 67 DOM
43. 2026-06-15
    days on market $113,000 Active 66 DOM
44. 2026-06-13
    days on market $113,000 Active 64 DOM
45. 2026-06-09
    days on market $113,000 Active 60 DOM
46. 2026-06-08
    days on market $113,000 Active 59 DOM
47. 2026-06-07
    days on market $113,000 Active 58 DOM
48. 2026-06-04
    days on market $113,000 Active 55 DOM
49. 2026-06-03
    days on market $113,000 Active 54 DOM
50. 2026-06-02
    days on market $113,000 Active 53 DOM

ⓘ 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: $1,534 · $128/mo
• Projected year-2 tax: $1,534 · $128/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 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: $17,867
• − Mortgage interest: −$6,330
• − Property taxes: −$1,534
• − Insurance: −$565
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$3,287
• Taxable income: $3,293
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $4,115/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.

Condition & rehab AI · 3 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,110–$12,330 screening

This townhome presents as a good investment opportunity with cosmetic updates needed for a fresh look and increased value.

Repairs flagged

• Minor Landscaping — Some bushes appear overgrown
• Minor Paint — White brick siding shows some discoloration

Value-add opportunities

• Both Paint the exterior — Fresh paint enhances curb appeal and value ↑
• Both Trim and mulch landscaping — Improved landscaping boosts curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Burnett Elementary School F GA #878/1,228 Nat'l #33,738/41,679 Middle Stewart Middle School F GA #368/470 Nat'l #11,948/14,009 High Douglas County High School F GA #104/424 Nat'l #10,333/17,239

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

B Composite livability gradescore 71/100

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 · 163,022 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: 9% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Community has 100 units

Exterior

• Parking: Two parking spaces on parking pad
• Utilities: Public waterPublic sewer110-volt electricCable availableElectricity available
• Home design: One-level propertyFee simple ownership
• Construction: Brick constructionComposition roofSlab foundationResale condition
• Exterior features: PatioPaved city street frontage

Interior

• Kitchen: White cabinetsDishwasherElectric range
• Bedrooms: Master bedroom on main levelTwo main-level bedrooms
• Flooring: Carpet
• Bathrooms: One full bathroom with tub/shower comboOne main-level bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Wood window framesOther interior featuresTwo or more shared walls
• Laundry & utility: Laundry in common area

Price history

-56.5% since first listed

9 events — show timeline

• 2026-04-10 Listed $113,000 FMLS
• 2026-04-10 Listed $113,000 GAMLS
• 2026-03-17 Listing Removed — GAMLS
• 2025-12-20 Price Changed $131,000 GAMLS
• 2025-11-21 Listed $113,000 GAMLS
• 2021-07-27 Sold (Public Records) $917,000 Public Records
• 2011-12-01 Sold (Public Records) $372,000 Public Records
• 2011-12-01 Sold (Public Records) $287,000 Public Records
• 2011-07-21 Sold (Public Records) $260,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,534 · -1.4% YoY. Source: county tax records.