4183 Jade Dr · Douglasville, GA 30135

$150,000

3 bd · 1.5 ba · 1,710 sqft · SingleFamily public records · 28 Days on market

Built 1969

---

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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

Calling all investors! Hidden Gem in Douglasville GA. Property is being Sold AS-IS subject to Douglas County Probate Court Approval.

Key facts

• Parking
• Built 1969
• Listed 27 days

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Other electric service
• Home design: One-level home; Fee simple ownership; Property condition: Fixer
• Construction: Brick construction (brick 4 sides); Block foundation; Other roof type; Built with other/mobile body type
• Exterior features: Private entrance; Private yard; Fenced front and back yard; Paved road frontage on a city street

Interior

• Kitchen: Dishwasher; Refrigerator; No additional kitchen features listed
• Bedrooms: Three bedrooms on the main level; Master on main
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom; One half bathroom; Main level has one full and one half bath; Master bathroom: None
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; No common walls; Attic
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Mason Creek Elementary School (math 36% / reading 40%, grade F, #469 of 1,228 statewide, top 38%, 593 students, 64% FRL); Mason Creek Middle School (math 28% / reading 42%, grade F, #191 of 470 statewide, top 41%, 879 students, 64% FRL); Alexander High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,823 students, 41% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents flat; 595 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $4k 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 28 days — a 2% lower offer ($148k) 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: major wind risk, 27% 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.59%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (median comp): $311,521
• List price: $150,000
• Delta: -51.85%
• 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
6920 Berea Rd	0.22mi	3/2.0	1,662 (-3%)	3mo	$285,000	$171	81
6720 Manor Creek Dr	0.44mi	3/2.5	1,701 (-0%)	4mo	$260,000	$153	71
4007 Nations Dr	0.40mi	3/2.0	1,837 (+7%)	6mo	$234,500	$128	62
6829 Laurel View Ct	0.62mi	3/2.0	1,650 (-4%)	1mo	$264,900	$161	62
3995 Nations Dr	0.42mi	4/2.0 (+1)	1,644 (-4%)	9mo	$225,000	$137	59
6850 Oakland Dr	0.47mi	3/2.0	1,606 (-6%)	9mo	$245,000	$153	58
3978 Nations Dr	0.47mi	4/2.0 (+1)	1,668 (-2%)	14mo	$223,404	$134	55
4179 Westview St	0.73mi	3/2.0	1,702 (-0%)	12mo	$225,000	$132	53
6668 Prinston Cir	0.67mi	3/2.0	1,534 (-10%)	1mo	$270,000	$176	49
4093 Knotty Oak Trl	0.60mi	4/2.5 (+1)	1,850 (+8%)	3mo	$255,000	$138	47
4428 Highway 5	0.62mi	3/2.0	1,622 (-5%)	22mo	$262,400	$162	42
4065 Bent Oak Ct	0.69mi	3/2.0	1,470 (-14%)	15mo	$234,000	$159	30

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,789
• Equity at exit: $22,365

10-year hold

• IRR: 8.4%
• Equity multiple: 1.55×
• Total profit: $23,275
• Equity at exit: $12,969

Cash invested: $42,000 (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: 595
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$787
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $511

Break-even live

Break-even rent $1,259

Max offer price $150,000

Occupancy floor 68%

Sensitivity live

Price	-10% $596	-5% $553	+0% $511	+5% $468	+10% $426
Rent	-10% $360	-5% $436	+0% $511	+5% $586	+10% $661
Rate	-1.0pp $586	-0.5pp $549	base $511	+0.5pp $472	+1.0pp $432

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6945 Pompas Ct Douglasville, GA	3.0	2.0	2084	$2,019	$0.97	44d	1	0.29mi
3960 Watkins Way Douglasville, GA	3.0	2.0	1692	$1,511	$0.89	44d	1	0.48mi
3971 Highway 5 Douglasville, GA	3.0	2.0	1382	$1,995	$1.44	4d	1	0.73mi
3751 Sherwood Dr Douglasville, GA	3.0	2.0	1677	$1,500	$0.89	44d	1	0.88mi
3964 Wedgewood Dr Douglasville, GA	3.0	2.0	1420	$1,750	$1.23	44d	1	1.03mi
22 Fox Hall Dr Unit B Douglasville, GA	2.0	1.0	1583	$1,465	$0.93	44d	1	1.05mi
6200 King Arthur Dr Douglasville, GA	3.0	1.0	1150	$1,495	$1.30	5d	1	1.19mi
4839 W Lake Way Douglasville, GA	3.0	2.0	1835	$1,940	$1.06	24d	1	1.25mi
6677 Birchwood Ter Winston, GA	3.0	2.0	1566	$1,680	$1.07	15d	1	1.26mi
4852 W Ridge Dr Douglasville, GA	4.0	3.0	1872	$2,085	$1.11	44d	1	1.27mi
6165 Marilla St Douglasville, GA	3.0	2.0	1305	$1,665	$1.28	21d	1	1.27mi
3468 Rocky Creek Dr Douglasville, GA	3.0	2.0	1460	$1,750	$1.20	19d	1	1.35mi
6364 Dorsett Shoals Rd Douglasville, GA	4.0	3.0	1900	$1,500	$0.79	44d	1	1.38mi
4956 W Ridge Dr Douglasville, GA	3.0	2.0	1296	$1,725	$1.33	5d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 28 DOM
2. 2026-06-17
   days on market $150,000 Active 27 DOM
3. 2026-06-16
   days on market $150,000 Active 26 DOM
4. 2026-06-15
   days on market $150,000 Active 25 DOM
5. 2026-06-13
   days on market $150,000 Active 23 DOM
6. 2026-06-09
   days on market $150,000 Active 19 DOM
7. 2026-06-08
   days on market $150,000 Active 18 DOM
8. 2026-06-07
   days on market $150,000 Active 17 DOM
9. 2026-06-04
   days on market $150,000 Active 14 DOM
10. 2026-06-03
    days on market $150,000 Active 13 DOM
11. 2026-06-02
    days on market $150,000 Active 12 DOM
12. 2026-06-01
    days on marketlisting id $150,000 Active 11 DOM
13. 2026-05-31
    days on market $150,000 Active 23 DOM
14. 2026-05-07
    listed $150,000 New 132-char remark

    Show marketing remark (132 chars)

    Calling all investors! Hidden Gem in Douglasville GA. Property is being Sold AS-IS subject to Douglas County Probate Court Approval.

15. 2026-05-07
    listed $150,000 Active 132-char remark

    Show marketing remark (132 chars)

    Calling all investors! Hidden Gem in Douglasville GA. Property is being Sold AS-IS subject to Douglas County Probate Court Approval.

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,866
• − Mortgage interest: −$8,402
• − Property taxes: −$1,745
• − Insurance: −$750
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$4,364
• Taxable income: $3,946
• Est. tax owed @ 24.0%: −$947
• After-tax cash flow: $5,182/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

+0.0% since first listed

3 events — show timeline

• 2026-06-01 Relisted — FMLS
• 2026-05-07 Listed $150,000 GAMLS
• 2026-05-07 Listed $150,000 FMLS

Property tax history

+13.3%/yr

Latest (2025): $1,745 · -0.2% YoY. Source: county tax records.