1513 Wynn Ave · Douglas, GA 31533

$135,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 59 Days on market

Built 1986 0.25 ac lot $122/sqft · 10% above area Est $161k · 16% under

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Why this score? — see what drove the C 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 +20.9/30.0
• ARV discount +14.7/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This sturdy brick home features, 3 bedrooms and 1 bath with a large unfinished bonus room. Slab foundation makes for easy enter and exit. Eat in kitchen with lots of cabinets.

Key facts

• Separate entrance
• Large eat in kitchen
• Oversized bonus room

Tags

• LARGE EAT IN KITCHEN
• OVERSIZED BONUS ROOM
• SEPARATE ENTRANCE
• LARGE YARD
• QUIET RESIDENTIAL AREA
• CONVENIENT ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Lot size approximately 0.25 acre
• HOA & community: No HOA; No association fees

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; House; Built in 1986; One story
• Construction: Brick construction; Metal roof
• Exterior features: Level lot; Street lights; Near shopping

Interior

• Kitchen: Cooktop; Disposal
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Updated/remodeled; Bonus room, den, exercise room, family room, office, and other flexible spaces; No basement; One-level living
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $127k (6.1% below list).
• Recommended offer: $127k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.8% in Douglas — 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 64/100 on livability (#252 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D, amenities F.
• Coffee County (rural): math 28% / reading 31% proficiency, ranked #99 of 174 in GA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Westside Elementary School (math 24% / reading 27%, grade F, #736 of 1,228 statewide, top 61%, 616 students, 96% FRL); Coffee Middle School (math 28% / reading 33%, grade F, #240 of 470 statewide, top 51%, 1,679 students, 96% FRL); Coffee County High School (math 30% / reading 37%, grade F, #99 of 424 statewide, top 23%, 1,234 students, 65% FRL) — zoned schools average 86% FRL vs 66% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 110 units permitted in Coffee County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Coffee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,799 (6.1% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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: 0.94% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (median comp): $160,716
• List price: $135,000
• Delta: -16.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-9,999
• Equity at exit: $20,129

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $6,436
• Equity at exit: $11,672

Cash invested: $37,800 (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 31533

• Home prices YoY: -21.6%
• Active inventory: 31
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $187

Break-even live

Break-even rent $1,031

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $264	-5% $226	+0% $187	+5% $149	+10% $111
Rent	-10% $87	-5% $137	+0% $187	+5% $237	+10% $287
Rate	-1.0pp $255	-0.5pp $222	base $187	+0.5pp $152	+1.0pp $117

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   days on market $135,000 Active 59 DOM
2. 2026-06-16
   days on market $135,000 Active 58 DOM
3. 2026-06-15
   days on market $135,000 Active 57 DOM
4. 2026-06-13
   days on market $135,000 Active 55 DOM
5. 2026-06-12
   days on market $135,000 Active 54 DOM
6. 2026-06-09
   days on market $135,000 Active 51 DOM
7. 2026-06-08
   days on market $135,000 Active 50 DOM
8. 2026-06-07
   days on market $135,000 Active 49 DOM
9. 2026-06-07
   days on market $135,000 Active 48 DOM
10. 2026-06-04
    days on market $135,000 Active 45 DOM
11. 2026-06-02
    days on market $135,000 Active 44 DOM
12. 2026-06-01
    days on market $135,000 Active 43 DOM
13. 2026-05-31
    days on market $135,000 Active 42 DOM
14. 2026-05-31
    days on market $135,000 Active 41 DOM
15. 2026-04-19
    listed $135,000 New 731-char remark
16. 2025-09-18
    soldstatus $125,000
17. 2019-11-25
    soldstatus $21,250 175-char remark

    Show marketing remark (175 chars)

    This sturdy brick home features, 3 bedrooms and 1 bath with a large unfinished bonus room. Slab foundation makes for easy enter and exit. Eat in kitchen with lots of cabinets.

18. 2019-10-28
    listed $21,250 175-char remark

    Show marketing remark (175 chars)

    This sturdy brick home features, 3 bedrooms and 1 bath with a large unfinished bonus room. Slab foundation makes for easy enter and exit. Eat in kitchen with lots of cabinets.

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$640/yr (+$53/mo · 106.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,216
• − Mortgage interest: −$7,562
• − Property taxes: −$602
• − Insurance: −$675
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,927
• Taxable income: $15
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $2,244/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: Coffee County
• NCES district ID: 1301350
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $35,068
• Composite: 24.36/100
• National rank: #7693
• State rank: #99 of 174 in GA

Livability — Douglas

• Score: 64/100
• State rank: #252
• US rank: #14074

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A Health & safety C- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Douglas, GA
• Population (ZIP): 17,464

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 43,255 people
• By 2030: 43,007 · -0.6%
• By 2040: 42,337 · -2.1%
• By 2050: 41,505 · -4.0%
• By 2075: 39,695 · -8.2%
• By 2100: 36,090 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 34% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 14% Other Indo-European 1%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+45.1) · D 27.3% · R 72.5%
• 2008→2024 swing: -15.6pp toward R · 2008: -29.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.9 2016: R+39.5 2012: R+29.1 2008: R+29.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.34%
• Current HPI: 186.6264
• Rent YoY: —
• Metro: —
• 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

+535.3% since first listed

5 events — show timeline

• 2026-06-17 Delisted — GAMLS
• 2026-04-19 Listed $135,000 GAMLS
• 2025-09-18 Sold (Public Records) $125,000 Public Records
• 2019-11-25 Sold (MLS) $21,250 TBOR
• 2019-10-28 Listed $21,250 TBOR

Property tax history

-1.1%/yr

Latest (2025): $602 · +9.8% YoY. Source: county tax records.