8653 Ashley Way · Douglasville, GA 30134

$113,000

2 bd · 1.0 ba · 822 sqft · Townhouse public records · 69 Days on market

Built 1982 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

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.

Deal economics

• At list price, monthly cash flow is $411 ($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: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• Market conditions: Rents flat; 293 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 69 days — a 6% lower offer ($106k) 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 $106,220 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.32% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $157,160
• List price: $113,000
• Delta: -28.10%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8675 Ashley Way	0.04mi	2/1.0	786 (-4%)	3mo	$113,000	$144	88
8654 Ashley Way	0.03mi	2/1.0	942 (+15%)	3mo	$130,000	$138	72

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $3,539
• Equity at exit: $16,849

10-year hold

• IRR: 9.5%
• Equity multiple: 1.64×
• Total profit: $20,092
• 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 →

ZIP-level market 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 293
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$593
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $411

Break-even live

Break-even rent $971

Max offer price $113,000

Occupancy floor 67%

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
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6363 Melrose St Douglasville, GA	3.0	1.0	950	$1,550	$1.63	43d	1	0.19mi
8753 Bowden St Douglasville, GA	2.0	1.0	860	$1,300	$1.51	12d	1	0.40mi
6765 W Strickland St Unit B Douglasville, GA	2.0	2.0	978	$1,295	$1.32	2d	1	0.60mi
6787 Strickland St Douglasville, GA	1.0	1.0	950	$625	$0.66	43d	1	0.62mi
8460 Hospital Dr Douglasville, GA	1.0	1.0	701	$1,278	$1.82	24d	1	0.75mi
8424 Chicago Ave Douglasville, GA	2.0	2.0	880	$1,187	$1.35	43d	1	0.80mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	18d	1	0.90mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	3d	1	0.95mi
8040 Colquitt St Douglasville, GA	2.0	2.0	1046	$1,295	$1.24	20d	1	1.00mi
8288 Chicago Ave Douglasville, GA	2.0	2.0	1050	$1,510	$1.44	2d	1	1.12mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,395	$1.15	43d	1	1.20mi

Listing history 22 events

1. 2026-06-18
   days on market $113,000 Active 69 DOM
2. 2026-06-17
   days on market $113,000 Active 68 DOM
3. 2026-06-16
   days on market $113,000 Active 67 DOM
4. 2026-06-15
   days on market $113,000 Active 66 DOM
5. 2026-06-13
   days on market $113,000 Active 64 DOM
6. 2026-06-09
   days on market $113,000 Active 60 DOM
7. 2026-06-08
   days on market $113,000 Active 59 DOM
8. 2026-06-07
   days on market $113,000 Active 58 DOM
9. 2026-06-04
   days on market $113,000 Active 55 DOM
10. 2026-06-03
    days on market $113,000 Active 54 DOM
11. 2026-06-02
    days on market $113,000 Active 53 DOM
12. 2026-06-01
    days on market $113,000 Active 52 DOM
13. 2026-05-31
    days on market $113,000 Active 51 DOM
14. 2026-04-10
    listed $113,000 New 707-char remark

    Show marketing remark (731 chars)

    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.

15. 2026-04-10
    listed $113,000 Active 731-char remark

    Show marketing remark (731 chars)

    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.

16. 2026-03-17
    historical
17. 2025-12-20
    price $131,000
18. 2025-11-21
    listed $113,000 New
19. 2021-07-27
    soldstatus $917,000
20. 2011-12-01
    soldstatus $287,000
21. 2011-12-01
    soldstatus $372,000
22. 2011-07-21
    soldstatus $260,000

ⓘ 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: $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 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: $17,898
• − Mortgage interest: −$6,330
• − Property taxes: −$1,534
• − Insurance: −$565
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$3,287
• Taxable income: $3,318
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $4,133/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

-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.