5886 S Bear Dr · Douglasville, GA 30135

$250,000

3 bd · 1.5 ba · 2,550 sqft · SingleFamily public records · 30 Days on market

Built 1972 0.46 ac lot Est $431k · 42% under ↓ 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• 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

Investors come explore this expansive ranch, ideally located near I-20 and Highway 5. This property offers 4 bedrooms, 2.5 baths, a front porch, rear porch, enclosed sunroom, and basement. It is the perfect canvas for your renovation dreams. Schedule a showing today.

Key facts

• Expansive ranch
• Enclosed sunroom
• Front porch

Tags

• EXPANSIVE RANCH
• FRONT PORCH
• REAR PORCH
• ENCLOSED SUNROOM
• BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $34 ($410/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 $223k (10.8% below list).
• Recommended offer: $223k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Dorsett Shoals Elementary School (math 17% / reading 37%, grade F, #689 of 1,228 statewide, top 58%, 387 students, 74% FRL); Yeager Middle School (math 22% / reading 38%, grade F, #243 of 470 statewide, top 53%, 542 students, 70% FRL); Alexander High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,823 students, 41% FRL).
• Market conditions: Rents flat; 610 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $8k 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 30 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 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 $223,023 (10.8% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $430,950
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5755 Dorsett Shoals Rd	0.44mi	4/3.0 (+1)	2,567 (+1%)	1mo	$520,000	$203	66
4430 Kings Hwy	0.30mi	3/2.5	2,323 (-9%)	13mo	$455,000	$196	57
2086 Pecan Dr	0.28mi	4/3.5 (+1)	2,519 (-1%)	21mo	$425,145	$169	54
5590 Dorsett Shoals Ln	0.64mi	4/2.5 (+1)	2,538 (-0%)	10mo	$415,000	$164	52
4100 Kings Hwy	0.56mi	3/2.0	2,188 (-14%)	1mo	$520,000	$238	48
5533 Woodridge Ln	0.70mi	3/2.5	2,706 (+6%)	13mo	$400,000	$148	42
5967 Roundtable Ct	0.62mi	4/3.0 (+1)	2,632 (+3%)	19mo	$330,000	$125	39
4759 Camelot Dr	0.65mi	4/3.0 (+1)	2,461 (-4%)	21mo	$330,000	$134	36
3938 Yeager Rd	0.74mi	4/2.5 (+1)	2,288 (-10%)	20mo	$282,000	$123	22
5061 Greystone Pl	0.58mi	4/3.5 (+1)	2,913 (+14%)	24mo	$550,000	$189	16

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-44,666
• Equity at exit: $37,276

10-year hold

• IRR: -18.5%
• Equity multiple: 0.13×
• Total profit: $-60,597
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,230 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $34

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 93%

Sensitivity live

Price	-10% $207	-5% $121	+0% $34	+5% $-52	+10% $-139
Rent	-10% $-142	-5% $-54	+0% $34	+5% $122	+10% $210
Rate	-1.0pp $160	-0.5pp $98	base $34	+0.5pp $-31	+1.0pp $-96

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5580 Dorsett Shoals Ln Douglasville, GA	3.0	2.0	1908	$1,995	$1.05	4d	1	0.65mi
4276 Windgate Ct Douglasville, GA	3.0	2.0	2635	$2,700	$1.02	45d	1	0.69mi
6265 E Shore Cir Douglasville, GA	4.0	2.0	2472	$2,050	$0.83	6d	1	0.77mi
4841 Ventnore Pl Douglasville, GA	4.0	3.0	1800	$2,095	$1.16	5d	1	0.84mi
6430 Queensdale Dr Douglasville, GA	4.0	2.5	2262	$2,195	$0.97	6d	1	1.08mi
6430 Queensdale Dr Douglasville, GA	4.0	2.5	2262	$2,195	$0.97	0d	1	1.08mi
6364 Dorsett Shoals Rd Douglasville, GA	4.0	3.0	1900	$1,500	$0.79	45d	1	1.12mi
6118 Plumcrest Rd Douglasville, GA	3.0	2.0	2114	$1,650	$0.78	25d	1	1.20mi
3680 Douglas Ridge Trl Douglasville, GA	3.0	2.0	2008	$1,919	$0.96	5d	1	1.37mi

Listing history 10 events

1. 2026-04-21
   status Pending
2. 2026-04-20
   historical Active Under Contract

   Show marketing remark (267 chars)

   Investors come explore this expansive ranch, ideally located near I-20 and Highway 5. This property offers 4 bedrooms, 2.5 baths, a front porch, rear porch, enclosed sunroom, and basement. It is the perfect canvas for your renovation dreams. Schedule a showing today.

3. 2026-04-20
   historical Active Under Contract 267-char remark

   Show marketing remark (267 chars)

   Investors come explore this expansive ranch, ideally located near I-20 and Highway 5. This property offers 4 bedrooms, 2.5 baths, a front porch, rear porch, enclosed sunroom, and basement. It is the perfect canvas for your renovation dreams. Schedule a showing today.

4. 2026-03-21
   listed $250,000 Active

   Show marketing remark (267 chars)

   Investors come explore this expansive ranch, ideally located near I-20 and Highway 5. This property offers 4 bedrooms, 2.5 baths, a front porch, rear porch, enclosed sunroom, and basement. It is the perfect canvas for your renovation dreams. Schedule a showing today.

5. 2026-03-21
   listed $250,000 New 267-char remark

   Show marketing remark (267 chars)

   Investors come explore this expansive ranch, ideally located near I-20 and Highway 5. This property offers 4 bedrooms, 2.5 baths, a front porch, rear porch, enclosed sunroom, and basement. It is the perfect canvas for your renovation dreams. Schedule a showing today.

6. 2026-03-16
   historical
7. 2026-02-11
   status Back On Market
8. 2026-01-24
   status Under Contract
9. 2025-12-15
   price $290,000
10. 2025-11-30
    listed $315,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $26,763
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$7,273
• Taxable loss: −$3,796
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $1,321/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

-20.6% since first listed

10 events — show timeline

• 2026-04-21 Pending — FMLS
• 2026-04-20 Contingent — FMLS
• 2026-04-20 Contingent — GAMLS
• 2026-03-21 Listed $250,000 GAMLS
• 2026-03-21 Listed $250,000 FMLS
• 2026-03-16 Listing Removed — GAMLS
• 2026-02-11 Relisted — GAMLS
• 2026-01-24 Pending — GAMLS
• 2025-12-15 Price Changed $290,000 GAMLS
• 2025-11-30 Listed $315,000 GAMLS

Property tax history

+4.9%/yr

Latest (2025): $479 · +0.0% YoY. Source: county tax records.