3181 Cedardale Dr · Douglasville, GA 30135

$280,000

3 bd · 2.5 ba · 1,760 sqft · SingleFamily public records · 111 Days on market

Built 1986 0.62 ac lot $159/sqft · 17% above area Est $323k · 13% under

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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 +13.5/15.0
• Cash flow +10.8/30.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• 1% rule +2.6/10.0
• 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

Welcome to 3181 Cedardale Dr, a home that exudes warmth and sophistication. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting a large island for meal prep and an accent backsplash that adds a touch of elegance. All stainless steel appliances are included, ensuring a sleek and modern look. The primary bathroom features double sinks, providing ample space for morning routines. Step outside to a spacious deck, ideal for outdoor entertaining. The home has been recently updated with fresh interior paint, giving it a clean and refreshed look. This property is a perfect blend of style and functionality. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Large island
• Cozy fireplace

Tags

• COZY FIREPLACE
• LARGE ISLAND
• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• GREAT CABINET STORAGE
• DOUBLE SINKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (24.4% below list).
• Recommended offer: $212k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Douglasville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Arbor Station Elementary School (math 26% / reading 28%, grade F, #689 of 1,228 statewide, top 58%, 559 students, 66% 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 56% FRL track the district average.
• Market conditions: Rents flat; 610 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $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 111 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $211,598 (24.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (median comp): $323,430
• List price: $280,000
• Delta: -13.43%
• 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
3171 Cedardale Dr	0.02mi	3/2.5	1,820 (+3%)	20mo	$305,000	$168	76
3095 Stone Oak Dr	0.22mi	3/2.0	1,860 (+6%)	6mo	$289,900	$156	74
3484 Heatherwood Ct	0.53mi	3/2.5	1,748 (-1%)	1mo	$337,000	$193	73
3180 S Elizabeth Dr	0.24mi	3/3.0	1,655 (-6%)	8mo	$265,000	$160	71
3140 Pine Bark Dr	0.07mi	3/2.0	1,956 (+11%)	18mo	$310,000	$158	61
4499 Avion Park	0.46mi	3/2.0	1,790 (+2%)	20mo	$378,000	$211	57
3113 Melissa Ct	0.44mi	3/2.0	1,911 (+9%)	7mo	$304,900	$160	57
4615 Cresant Ln	0.64mi	3/2.0	1,867 (+6%)	2mo	$205,000	$110	56
3503 Pine Grove Dr	0.64mi	3/2.5	1,679 (-5%)	14mo	$220,000	$131	51
4806 Forest Trl	0.55mi	4/2.5 (+1)	1,882 (+7%)	8mo	$400,000	$213	51
3500 Heatherwood Ct	0.55mi	3/2.0	1,882 (+7%)	19mo	$315,000	$167	45
4919 Heritage Valley Dr	0.59mi	4/2.0 (+1)	2,002 (+14%)	20mo	$337,000	$168	25

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: -22.6%
• Equity multiple: 0.24×
• Total profit: $-59,484
• Equity at exit: $41,749

10-year hold

• IRR: -25.7%
• Equity multiple: -0.09×
• Total profit: $-85,718
• Equity at exit: $24,209

Cash invested: $78,400 (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: 610
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$213 /mo · $2,550/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-126

Break-even live

Break-even rent $2,275

Max offer price $257,758

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-47	+0% $-126	+5% $-205	+10% $-284
Rent	-10% $-293	-5% $-209	+0% $-126	+5% $-42	+10% $41
Rate	-1.0pp $15	-0.5pp $-55	base $-126	+0.5pp $-198	+1.0pp $-272

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4634 Five Leaves Ct Douglasville, GA	3.0	2.0	1615	$1,865	$1.15	16d	1	0.12mi
3492 Heatherwood Ct Douglasville, GA	3.0	2.0	1841	$2,500	$1.36	20d	1	0.58mi
3496 Heatherwood Ct Douglasville, GA	4.0	2.5	2134	$2,250	$1.05	45d	1	0.58mi
4642 Elmhurst Dr Douglasville, GA	3.0	2.0	1385	$1,900	$1.37	5d	1	0.64mi
2988 Heritage Valley Ct Douglasville, GA	3.0	2.0	1628	$1,890	$1.16	45d	1	0.74mi
4839 Lehigh Dr Douglasville, GA	2.0	2.0	1300	$4,500	$3.46	45d	1	0.75mi
4406 Ryan St Douglasville, GA	3.0	2.5	1568	$1,950	$1.24	25d	1	0.79mi
4406 Ryan St Douglasville, GA	3.0	2.5	1568	$2,000	$1.28	45d	1	0.79mi
4140 Kingsbere Way Douglasville, GA	3.0	2.5	1568	$2,200	$1.40	3d	1	0.91mi
6694 Live Oak Ln Douglasville, GA	4.0	3.0	2400	$2,970	$1.24	45d	1	1.21mi
4250 Winding Trail Way Douglasville, GA	4.0	2.5	1902	$1,995	$1.05	25d	1	1.23mi
3175 Wallace Lake Rd Douglasville, GA	3.0	1.0	1500	$1,900	$1.27	45d	1	1.27mi
3729 Winding Trail Ct Douglasville, GA	3.0	2.0	1433	$1,830	$1.28	14d	1	1.30mi
3783 Chapel Hill Rd Douglasville, GA	4.0	3.0	2032	$1,955	$0.96	14d	1	1.32mi
3196 Wallace Lake Rd Douglasville, GA	3.0	3.0	1776	$1,760	$0.99	25d	1	1.33mi
4396 Central Church Rd Douglasville, GA	3.0	2.0	1608	$1,829	$1.14	45d	1	1.35mi
3810 Glade Ave Douglasville, GA	4.0	2.5	1920	$2,191	$1.14	45d	1	1.44mi

Listing history 28 events

1. 2026-06-18
   status $280,000 Pending 111 DOM
2. 2026-06-17
   days on market $280,000 Active 111 DOM
3. 2026-06-16
   days on market $280,000 Active 110 DOM
4. 2026-06-15
   days on market $280,000 Active 109 DOM
5. 2026-06-13
   days on market $280,000 Active 107 DOM
6. 2026-06-09
   days on market $280,000 Active 103 DOM
7. 2026-06-08
   days on market $280,000 Active 102 DOM
8. 2026-06-07
   days on market $280,000 Active 101 DOM
9. 2026-06-04
   days on market $280,000 Active 98 DOM
10. 2026-06-03
    days on market $280,000 Active 97 DOM
11. 2026-06-02
    days on market $280,000 Active 96 DOM
12. 2026-06-01
    days on market $280,000 Active 95 DOM
13. 2026-05-31
    days on market $280,000 Active 94 DOM
14. 2026-04-23
    price $280,000 758-char remark

    Show marketing remark (758 chars)

    Welcome to 3181 Cedardale Dr, a home that exudes warmth and sophistication. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting a large island for meal prep and an accent backsplash that adds a touch of elegance. All stainless steel appliances are included, ensuring a sleek and modern look. The primary bathroom features double sinks, providing ample space for morning routines. Step outside to a spacious deck, ideal for outdoor entertaining. The home has been recently updated with fresh interior paint, giving it a clean and refreshed look. This property is a perfect blend of style and functionality. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

15. 2026-04-23
    price $280,000 758-char remark

    Show marketing remark (758 chars)

    Welcome to 3181 Cedardale Dr, a home that exudes warmth and sophistication. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting a large island for meal prep and an accent backsplash that adds a touch of elegance. All stainless steel appliances are included, ensuring a sleek and modern look. The primary bathroom features double sinks, providing ample space for morning routines. Step outside to a spacious deck, ideal for outdoor entertaining. The home has been recently updated with fresh interior paint, giving it a clean and refreshed look. This property is a perfect blend of style and functionality. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

16. 2026-02-26
    listed $288,000 New 758-char remark

    Show marketing remark (758 chars)

    Welcome to 3181 Cedardale Dr, a home that exudes warmth and sophistication. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting a large island for meal prep and an accent backsplash that adds a touch of elegance. All stainless steel appliances are included, ensuring a sleek and modern look. The primary bathroom features double sinks, providing ample space for morning routines. Step outside to a spacious deck, ideal for outdoor entertaining. The home has been recently updated with fresh interior paint, giving it a clean and refreshed look. This property is a perfect blend of style and functionality. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

17. 2026-02-26
    listed $288,000 Active 758-char remark

    Show marketing remark (758 chars)

    Welcome to 3181 Cedardale Dr, a home that exudes warmth and sophistication. The living room is graced with a cozy fireplace, perfect for those chilly evenings. The kitchen is a chef's dream, boasting a large island for meal prep and an accent backsplash that adds a touch of elegance. All stainless steel appliances are included, ensuring a sleek and modern look. The primary bathroom features double sinks, providing ample space for morning routines. Step outside to a spacious deck, ideal for outdoor entertaining. The home has been recently updated with fresh interior paint, giving it a clean and refreshed look. This property is a perfect blend of style and functionality. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation

18. 2026-01-20
    soldstatus $295,900
19. 2022-11-30
    historical
20. 2016-12-16
    soldstatus $154,500
21. 2016-12-15
    soldstatus $154,500 Sold
22. 2016-12-15
    soldstatus $154,500 Sold
23. 2016-10-24
    status Under Contract
24. 2016-10-24
    historical Contingent - Due Diligence
25. 2016-10-19
    listed $150,000 New
26. 2016-10-19
    listed $150,000 Active
27. 1994-04-21
    soldstatus $87,000
28. 1986-08-25
    soldstatus $81,900

ⓘ 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: $2,550 · $213/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$26/yr (+$2/mo · 1.0%)

ⓘ 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 2/10 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: $25,392
• − Mortgage interest: −$15,684
• − Property taxes: −$2,550
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$8,145
• Taxable loss: −$6,451
• Est. tax savings @ 24.0%: +$1,548
• After-tax cash flow: $37/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

+241.9% since first listed

15 events — show timeline

• 2026-04-23 Price Changed $280,000 FMLS
• 2026-04-23 Price Changed $280,000 GAMLS
• 2026-02-26 Listed $288,000 FMLS
• 2026-02-26 Listed $288,000 GAMLS
• 2026-01-20 Sold (Public Records) $295,900 Public Records
• 2022-11-30 Rental Removed — FMLS
• 2016-12-16 Sold (Public Records) $154,500 Public Records
• 2016-12-15 Sold (MLS) $154,500 GAMLS
• 2016-12-15 Sold (MLS) $154,500 FMLS
• 2016-10-24 Pending — GAMLS
• 2016-10-24 Contingent — FMLS
• 2016-10-19 Listed $150,000 GAMLS
• 2016-10-19 Listed $150,000 FMLS
• 1994-04-21 Sold (Public Records) $87,000 Public Records
• 1986-08-25 Sold (Public Records) $81,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,550 · -1.5% YoY. Source: county tax records.