4610 Big B Rd · Douglasville, GA 30134

$215,000

3 bd · 1.5 ba · 1,600 sqft · SingleFamily public records · 3 Days on market

Built 1965 0.56 ac lot Est $245k · 12% 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).

• Cash flow +15.0/30.0
• ARV discount +13.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• 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

4 Sides BRICK RANCH on Half Acre Corner Lot. 4 Bedrooms / 1.5 Baths with HARDWOOD FLOORING, Oversized Pantry/Storage, Shed, NO HOA. Minutes to I-20, Downtown Douglasville, Retail, Restaurants, Hospital and Arbor Place Mall. Easy Commute to Downtown Atlanta.

Key facts

• 4 sides brick ranch
• Half acre corner lot
• No hoa

Tags

• 4 SIDES BRICK RANCH
• HALF ACRE CORNER LOT
• OVERSIZED PANTRY
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $67 ($801/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 $194k (9.9% below list).
• Recommended offer: $194k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Eastside Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 455 students, 82% FRL); Chestnut Log Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 726 students, 78% FRL); Lithia Springs Comprehensive High School (math 3% / reading 27%, grade F, #294 of 424 statewide, top 70%, 1,494 students, 71% FRL) — zoned schools average 77% FRL vs 53% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-13 pts) — the specific schools serving this property underperform the Douglas County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 300 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 30% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,787 (9.9% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.90% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $244,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4610 Big B Rd	0.00mi	4/1.5 (+1)	1,600 (0%)	1mo	$220,000	$138	94
1731 Dogwood Trl	0.26mi	3/2.0	1,502 (-6%)	13mo	$220,000	$146	65
4450 Wood Hollow Ct	0.55mi	3/2.0	1,692 (+6%)	5mo	$288,000	$170	59
4507 Dodson Dr	0.32mi	3/2.0	1,425 (-11%)	15mo	$245,000	$172	52
1580 Patricia Ln	0.55mi	3/1.5	1,735 (+8%)	13mo	$193,000	$111	50
6110 Dorsett St	0.53mi	4/2.0 (+1)	1,510 (-6%)	13mo	$234,655	$155	48
4257 Midway Rd	0.72mi	4/1.5 (+1)	1,521 (-5%)	8mo	$213,000	$140	46
1550 Oxford St	0.71mi	4/2.0 (+1)	1,701 (+6%)	6mo	$335,000	$197	44
4340 W Linda Dr	0.60mi	3/2.0	1,420 (-11%)	12mo	$275,000	$194	41
6168 Ellis St	0.63mi	4/1.5 (+1)	1,439 (-10%)	12mo	$220,000	$153	38
4289 Midway Dr	0.62mi	3/2.5	1,795 (+12%)	13mo	$250,000	$139	36
6214 Hagin St	0.69mi	3/2.0	1,829 (+14%)	7mo	$194,000	$106	36

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-36,197
• Equity at exit: $32,057

10-year hold

• IRR: -16.4%
• Equity multiple: 0.21×
• Total profit: $-47,729
• Equity at exit: $18,589

Cash invested: $60,200 (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: 300
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$247 /mo · $2,965/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $67

Break-even live

Break-even rent $1,853

Max offer price $215,000

Occupancy floor 92%

Sensitivity live

Price	-10% $188	-5% $128	+0% $67	+5% $6	+10% $-55
Rent	-10% $-86	-5% $-10	+0% $67	+5% $143	+10% $220
Rate	-1.0pp $175	-0.5pp $121	base $67	+0.5pp $11	+1.0pp $-46

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4647 Big B Rd Douglasville, GA	3.0	1.5	1600	$1,570	$0.98	6d	1	0.08mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,595	$1.32	45d	1	0.11mi
1675 Dogwood Trl Douglasville, GA	3.0	2.0	1465	$1,740	$1.19	1d	1	0.31mi
5437 Somer Mill Rd Douglasville, GA	3.0	2.5	1897	$2,025	$1.07	45d	1	0.43mi
8401 Somerton Cir Douglasville, GA	3.0	2.0	1974	$2,205	$1.12	26d	1	0.47mi
8401 Somerton Cir Douglasville, GA	3.0	2.0	1974	$2,205	$1.12	45d	1	0.47mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	5d	1	0.59mi
8324 Triple Crown Dr Douglasville, GA	3.0	3.0	2000	$1,795	$0.90	1d	1	0.69mi
8324 Triple Crown Dr Douglasville, GA	3.0	2.5	2000	$1,895	$0.95	14d	1	0.69mi
6297 Redcliff Dr Douglasville, GA	3.0	2.0	1223	$1,789	$1.46	19d	1	0.80mi
6314 New Gate Dr Douglasville, GA	3.0	2.5	1848	$1,980	$1.07	45d	1	0.98mi
2010 Ayla Dr Unit 1 Douglasville, GA	3.0	2.5	1421	$1,950	$1.37	1d	1	1.02mi
2010 Ayla Dr Douglasville, GA	3.0	2.5	1421	$2,000	$1.41	14d	1	1.02mi
3009 Acacia Cir Douglasville, GA	3.0	2.5	1421	$2,200	$1.55	14d	1	1.03mi
7797 Mountain Creek Way Douglasville, GA	4.0	2.0	1210	$2,099	$1.73	45d	1	1.07mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	24d	1	1.09mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	19d	1	1.09mi
2501 Canter Ln Douglasville, GA	3.0	2.5	1805	$2,300	$1.27	1d	6	1.12mi
2270 Shawnee Trl Douglasville, GA	4.0	2.5	1886	$2,250	$1.19	7d	1	1.12mi
4100 Denton Dr Unit 4100 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	5d	1	1.16mi
3901 Denton Dr Unit 3901 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	45d	1	1.17mi
4000 Denton Dr Unit 4000 Douglasville, GA	3.0	2.5	1616	$2,199	$1.36	7d	1	1.18mi
4191 Denton Dr Unit 4191 , GA	3.0	2.5	1805	$2,199	$1.22	7d	1	1.18mi
5610 Fetlock Way Unit 5610 , GA	3.0	2.5	1616	$2,199	$1.36	26d	1	1.20mi
3790 Denton Dr Unit 3790 Douglasville, GA	3.0	2.5	1805	$2,199	$1.22	26d	1	1.21mi
3970 Denton Dr Unit 3970 Douglasville, GA	3.0	2.5	1805	$2,299	$1.27	19d	1	1.21mi
3751 Denton Dr Unit 3751 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	45d	1	1.21mi
4031 Denton Dr Unit 4031 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	45d	1	1.21mi
4311 Denton Dr Unit 4311 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	26d	1	1.24mi
6345 Malone Rd Douglasville, GA	3.0	2.0	1600	$1,600	$1.00	26d	1	1.28mi
6320 Wellington Ct Douglasville, GA	3.0	2.5	1639	$1,835	$1.12	19d	1	1.33mi
7712 Autry Cir #303 Douglasville, GA	4.0	3.0	1540	$1,500	$0.97	1d	1	1.36mi
6494 Snowbird Ln Douglasville, GA	3.0	2.5	1577	$1,695	$1.07	7d	1	1.38mi
6494 Snowbird Ln Douglasville, GA	3.0	2.5	1577	$1,695	$1.07	1d	1	1.38mi
7370 Hunters Ridge Dr Douglasville, GA	4.0	2.0	1268	$1,860	$1.47	45d	1	1.44mi

Listing history 7 events

1. 2026-05-20
   soldstatus $220,000 Sold 257-char remark

   Show marketing remark (257 chars)

   4 Sides BRICK RANCH on Half Acre Corner Lot. 4 Bedrooms / 1.5 Baths with HARDWOOD FLOORING, Oversized Pantry/Storage, Shed, NO HOA. Minutes to I-20, Downtown Douglasville, Retail, Restaurants, Hospital and Arbor Place Mall. Easy Commute to Downtown Atlanta.

2. 2026-04-23
   status Under Contract 257-char remark

   Show marketing remark (257 chars)

   4 Sides BRICK RANCH on Half Acre Corner Lot. 4 Bedrooms / 1.5 Baths with HARDWOOD FLOORING, Oversized Pantry/Storage, Shed, NO HOA. Minutes to I-20, Downtown Douglasville, Retail, Restaurants, Hospital and Arbor Place Mall. Easy Commute to Downtown Atlanta.

3. 2026-04-23
   status Pending

   Show marketing remark (257 chars)

   4 Sides BRICK RANCH on Half Acre Corner Lot. 4 Bedrooms / 1.5 Baths with HARDWOOD FLOORING, Oversized Pantry/Storage, Shed, NO HOA. Minutes to I-20, Downtown Douglasville, Retail, Restaurants, Hospital and Arbor Place Mall. Easy Commute to Downtown Atlanta.

4. 2026-04-20
   listed $215,000 New 257-char remark

   Show marketing remark (257 chars)

   4 Sides BRICK RANCH on Half Acre Corner Lot. 4 Bedrooms / 1.5 Baths with HARDWOOD FLOORING, Oversized Pantry/Storage, Shed, NO HOA. Minutes to I-20, Downtown Douglasville, Retail, Restaurants, Hospital and Arbor Place Mall. Easy Commute to Downtown Atlanta.

5. 2026-04-20
   listed $215,000 Active

   Show marketing remark (257 chars)

   4 Sides BRICK RANCH on Half Acre Corner Lot. 4 Bedrooms / 1.5 Baths with HARDWOOD FLOORING, Oversized Pantry/Storage, Shed, NO HOA. Minutes to I-20, Downtown Douglasville, Retail, Restaurants, Hospital and Arbor Place Mall. Easy Commute to Downtown Atlanta.

6. 1973-08-10
   soldstatus $24,319
7. 1973-05-02
   soldstatus $27,500

ⓘ 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: $2,965 · $247/mo
• Projected year-2 tax: $2,965 · $247/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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,254
• − Mortgage interest: −$12,043
• − Property taxes: −$2,965
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$6,255
• Taxable loss: −$2,805
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $1,474/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): 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

+700.0% since first listed

7 events — show timeline

• 2026-05-20 Sold (MLS) $220,000 GAMLS
• 2026-04-23 Pending — GAMLS
• 2026-04-23 Pending — FMLS
• 2026-04-20 Listed $215,000 FMLS
• 2026-04-20 Listed $215,000 GAMLS
• 1973-08-10 Sold (Public Records) $24,319 Public Records
• 1973-05-02 Sold (Public Records) $27,500 Public Records

Property tax history

+14.9%/yr

Latest (2025): $2,965 · +517.9% YoY. Source: county tax records.