5913 Old Forrest Way · Douglasville, GA 30135

$250,000

3 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 47 Days on market

Built 1976 0.45 ac lot $157/sqft · 8% above area Est $287k · 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 +13.3/15.0
• Cash flow +12.0/30.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +2.7/10.0
• 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

Unlock the potential in this 3-bedroom, 2-bath split-level home-a solid investment opportunity for savvy investors, flippers, or buyers looking to add value. With great bones and a desirable layout, this property is ready for your vision and updates. The home features an oversized living room and separate dining room, offering a spacious footprint that appeals to today's buyers and renters alike. The kitchen already showcases updated countertops and a stylish backsplash, providing a head start on renovations, while hardwood floors and tile throughout the main level add lasting value and durability. Upstairs includes three well-sized bedrooms, including the primary suite, along with a renovated secondary bathroom, reducing immediate rehab costs. The lower-level family room with a steel stove fireplace adds additional living space-ideal for creating a second entertainment area, home office, or even a rental-friendly layout. One of the standout features is the enclosed sunroom, offering added square footage and flexibility for entertainment or conversion to additional usable space. Outside, the oversized fenced backyard includes a detached she/he shed with electricity, perfect for storage, workshop use, or future value-add improvements. The property also boasts an additional driveway, making it ideal for RV, trailer, or multiple vehicle parking-a highly desirable feature for tenants and homeowners alike. Located just 10 minutes from I-20, and approximately 30 minutes to Downtown Atlanta and Hartsfield-Jackson Atlanta International Airport, this home offers strong rental and resale appeal due to its convenient access to major employment and travel hubs. Sold As-Is, this property presents an excellent opportunity for a fix-and-flip, buy-and-hold rental, or owner-occupant renovation project. Cosmetic work needed. With the right updates, this home has the potential to deliver strong returns in a growing and well-connected area.

Key facts

• Separate dining room
• Stylish backsplash
• Updated countertops

Tags

• OVERSIZED LIVING ROOM
• SEPARATE DINING ROOM
• UPDATED COUNTERTOPS
• STYLISH BACKSPLASH
• HARDWOOD FLOORS
• RENOVATED SECONDARY BATHROOM

Property features AI

Finance

• HOA & community: Community features include curbs, sidewalks, nearby schools and shopping, and storage

Exterior

• Parking: Attached garage with space for 4 vehicles
• Utilities: Public water available; Septic tank; Electric service with 220 volts; Water, sewer, cable, electricity and natural gas available
• Home design: Two levels; Resale property; Shingle roof
• Construction: Wood siding construction; Slab foundation
• Exterior features: Screened patio/porch; Back yard fencing with chain link; Outbuilding, shed(s), workshop, and RV/boat storage on the property; Other exterior features

Interior

• Kitchen: White cabinets; Eat-in kitchen; Solid surface counters; Dishwasher
• Bedrooms: Three bedrooms on the upper level; Bedroom features: none specified
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both on the upper level); Master bath has shower only
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; One fireplace located in the family room; Storm windows; No shared/common walls
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-59 ($-711/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (22.9% below list).
• Recommended offer: $193k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); Chapel Hill High School (math 16% / reading 32%, grade F, #203 of 424 statewide, top 48%, 1,609 students, 48% FRL).
• Market conditions: Rents flat; 610 active listings in the ZIP; 25 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 47 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $162k; list at $250k implies a 54% gain — meaningful room to come down on a strong offer.

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 $192,744 (22.9% 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 47 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.77% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

• ARV (median comp): $287,242
• List price: $250,000
• Delta: -12.97%
• 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
3591 Highway 5	0.31mi	3/2.0	1,721 (+8%)	0mo	$340,000	$198	72
3795 Willowbrook Dr	0.42mi	3/2.0	1,494 (-6%)	8mo	$240,000	$161	63
6274 Pine Frost Dr	0.68mi	3/1.5	1,584 (-1%)	8mo	$250,000	$158	58
6119 Lullwater Dr	0.65mi	3/2.0	1,644 (+3%)	8mo	$226,700	$138	58
5680 Central Church Rd	0.50mi	3/2.0	1,752 (+10%)	4mo	$300,000	$171	57
3631 Todd Dr	0.65mi	4/2.0 (+1)	1,673 (+5%)	2mo	$215,000	$129	55
5754 Amalfi Way	0.55mi	3/2.0	1,782 (+12%)	3mo	$269,900	$151	52
5781 Macedin Dr	0.61mi	3/2.0	1,750 (+10%)	4mo	$235,000	$134	52
3584 Yoko Ln	0.42mi	3/2.0	1,355 (-15%)	8mo	$245,000	$181	49
6122 Hillpine Dr	0.59mi	3/2.0	1,805 (+13%)	2mo	$310,000	$172	49
3909 Summit Dr	0.75mi	3/2.0	1,427 (-10%)	7mo	$257,500	$180	42
3747 Junior Ln	0.73mi	3/2.5	1,748 (+10%)	10mo	$255,000	$146	40

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-49,847
• Equity at exit: $37,276

10-year hold

• IRR: -22.2%
• Equity multiple: 0.00×
• Total profit: $-69,807
• 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: 10.8×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$167 /mo · $2,001/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-59

Break-even live

Break-even rent $2,002

Max offer price $239,535

Occupancy floor 98%

Sensitivity live

Price	-10% $82	-5% $12	+0% $-59	+5% $-130	+10% $-201
Rent	-10% $-212	-5% $-135	+0% $-59	+5% $17	+10% $93
Rate	-1.0pp $67	-0.5pp $4	base $-59	+0.5pp $-124	+1.0pp $-190

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3680 Douglas Ridge Trl Douglasville, GA	3.0	2.0	2008	$1,919	$0.96	5d	1	0.24mi
3584 Marshall Ct Douglasville, GA	2.0	3.0	1851	$1,905	$1.03	22d	1	0.33mi
5346 Orchard Pl Unit 5346 Douglasville, GA	3.0	2.0	1525	$1,700	$1.11	6d	1	0.39mi
3492 Highway 5 Douglasville, GA	1.0–2.0	1.0–2.0	887	$1,406	$1.58	0d	8	0.46mi
5734 Amalfi Way Douglasville, GA	3.0	1.5	1305	$1,540	$1.18	1d	1	0.57mi
5771 Macedin Dr Douglasville, GA	3.0	2.0	1478	$1,760	$1.19	26d	1	0.61mi
3468 Rocky Creek Dr Douglasville, GA	3.0	2.0	1460	$1,750	$1.20	20d	1	0.72mi
3874 N Quail Dr Douglasville, GA	3.0	2.0	1300	$1,850	$1.42	45d	1	0.74mi
6195 Cowan Mill Rd Douglasville, GA	3.0	2.0	1860	$1,931	$1.04	1d	1	0.87mi
3964 Wedgewood Dr Douglasville, GA	3.0	2.0	1420	$1,750	$1.23	45d	1	0.89mi
4140 N Quail Dr Douglasville, GA	3.0	2.0	1345	$1,790	$1.33	1d	1	0.91mi
6200 King Arthur Dr Douglasville, GA	3.0	1.0	1150	$1,495	$1.30	7d	1	0.94mi
4193 Macduff Dr Douglasville, GA	3.0	2.0	1166	$1,629	$1.40	4d	1	0.95mi
5407 Wilder Dr Douglasville, GA	3.0	2.0	1670	$1,650	$0.99	45d	1	0.98mi
3421 W Stewarts Mill Rd Douglasville, GA	1.0–3.0	1.0–2.0	971	$1,965	$2.02	1d	9	0.99mi
22 Fox Hall Dr Unit B Douglasville, GA	2.0	1.0	1583	$1,465	$0.93	45d	1	0.99mi
50 Carrington Ln Douglasville, GA	1.0–3.0	1.0–2.0	1112	$1,890	$1.70	1d	7	1.04mi
5635 Stewart Woods Dr Douglasville, GA	4.0	2.5	1993	$2,000	$1.00	7d	1	1.09mi
5832 Stewart Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1128	$2,070	$1.83	1d	22	1.11mi
6165 Marilla St Douglasville, GA	3.0	2.0	1305	$1,665	$1.28	22d	1	1.16mi
3810 Glade Ave Douglasville, GA	4.0	2.5	1920	$2,191	$1.14	45d	1	1.21mi
3971 Highway 5 Douglasville, GA	3.0	2.0	1382	$1,995	$1.44	5d	1	1.21mi
3000 Highway 5 Douglasville, GA	1.0–3.0	1.0–2.0	1116	$1,913	$1.71	0d	20	1.24mi
3751 Sherwood Dr Douglasville, GA	3.0	2.0	1677	$1,500	$0.89	45d	1	1.40mi
6677 Birchwood Ter Winston, GA	3.0	2.0	1566	$1,680	$1.07	17d	1	1.47mi

Listing history 26 events

1. 2026-06-21
   days on market $250,000 Active 47 DOM
2. 2026-06-18
   days on market $250,000 Active 44 DOM
3. 2026-06-17
   days on market $250,000 Active 43 DOM
4. 2026-06-16
   days on market $250,000 Active 42 DOM
5. 2026-06-15
   days on market $250,000 Active 41 DOM
6. 2026-06-13
   days on market $250,000 Active 39 DOM
7. 2026-06-09
   days on market $250,000 Active 35 DOM
8. 2026-06-08
   days on market $250,000 Active 34 DOM
9. 2026-06-07
   days on market $250,000 Active 33 DOM
10. 2026-06-04
    days on market $250,000 Active 30 DOM
11. 2026-06-03
    days on market $250,000 Active 29 DOM
12. 2026-06-02
    days on market $250,000 Active 28 DOM
13. 2026-06-01
    days on market $250,000 Active 27 DOM
14. 2026-05-31
    days on market $250,000 Active 26 DOM
15. 2026-05-15
    price $250,000 1960-char remark

    Show marketing remark (1960 chars)

    Unlock the potential in this 3-bedroom, 2-bath split-level home-a solid investment opportunity for savvy investors, flippers, or buyers looking to add value. With great bones and a desirable layout, this property is ready for your vision and updates. The home features an oversized living room and separate dining room, offering a spacious footprint that appeals to today's buyers and renters alike. The kitchen already showcases updated countertops and a stylish backsplash, providing a head start on renovations, while hardwood floors and tile throughout the main level add lasting value and durability. Upstairs includes three well-sized bedrooms, including the primary suite, along with a renovated secondary bathroom, reducing immediate rehab costs. The lower-level family room with a steel stove fireplace adds additional living space-ideal for creating a second entertainment area, home office, or even a rental-friendly layout. One of the standout features is the enclosed sunroom, offering added square footage and flexibility for entertainment or conversion to additional usable space. Outside, the oversized fenced backyard includes a detached she/he shed with electricity, perfect for storage, workshop use, or future value-add improvements. The property also boasts an additional driveway, making it ideal for RV, trailer, or multiple vehicle parking-a highly desirable feature for tenants and homeowners alike. Located just 10 minutes from I-20, and approximately 30 minutes to Downtown Atlanta and Hartsfield-Jackson Atlanta International Airport, this home offers strong rental and resale appeal due to its convenient access to major employment and travel hubs. Sold As-Is, this property presents an excellent opportunity for a fix-and-flip, buy-and-hold rental, or owner-occupant renovation project. Cosmetic work needed. With the right updates, this home has the potential to deliver strong returns in a growing and well-connected area.

16. 2026-05-15
    price $250,000 1974-char remark

    Show marketing remark (1960 chars)

    Unlock the potential in this 3-bedroom, 2-bath split-level home-a solid investment opportunity for savvy investors, flippers, or buyers looking to add value. With great bones and a desirable layout, this property is ready for your vision and updates. The home features an oversized living room and separate dining room, offering a spacious footprint that appeals to today's buyers and renters alike. The kitchen already showcases updated countertops and a stylish backsplash, providing a head start on renovations, while hardwood floors and tile throughout the main level add lasting value and durability. Upstairs includes three well-sized bedrooms, including the primary suite, along with a renovated secondary bathroom, reducing immediate rehab costs. The lower-level family room with a steel stove fireplace adds additional living space-ideal for creating a second entertainment area, home office, or even a rental-friendly layout. One of the standout features is the enclosed sunroom, offering added square footage and flexibility for entertainment or conversion to additional usable space. Outside, the oversized fenced backyard includes a detached she/he shed with electricity, perfect for storage, workshop use, or future value-add improvements. The property also boasts an additional driveway, making it ideal for RV, trailer, or multiple vehicle parking-a highly desirable feature for tenants and homeowners alike. Located just 10 minutes from I-20, and approximately 30 minutes to Downtown Atlanta and Hartsfield-Jackson Atlanta International Airport, this home offers strong rental and resale appeal due to its convenient access to major employment and travel hubs. Sold As-Is, this property presents an excellent opportunity for a fix-and-flip, buy-and-hold rental, or owner-occupant renovation project. Cosmetic work needed. With the right updates, this home has the potential to deliver strong returns in a growing and well-connected area.

17. 2026-05-05
    listed $260,000 New 1960-char remark

    Show marketing remark (1960 chars)

    Unlock the potential in this 3-bedroom, 2-bath split-level home-a solid investment opportunity for savvy investors, flippers, or buyers looking to add value. With great bones and a desirable layout, this property is ready for your vision and updates. The home features an oversized living room and separate dining room, offering a spacious footprint that appeals to today's buyers and renters alike. The kitchen already showcases updated countertops and a stylish backsplash, providing a head start on renovations, while hardwood floors and tile throughout the main level add lasting value and durability. Upstairs includes three well-sized bedrooms, including the primary suite, along with a renovated secondary bathroom, reducing immediate rehab costs. The lower-level family room with a steel stove fireplace adds additional living space-ideal for creating a second entertainment area, home office, or even a rental-friendly layout. One of the standout features is the enclosed sunroom, offering added square footage and flexibility for entertainment or conversion to additional usable space. Outside, the oversized fenced backyard includes a detached she/he shed with electricity, perfect for storage, workshop use, or future value-add improvements. The property also boasts an additional driveway, making it ideal for RV, trailer, or multiple vehicle parking-a highly desirable feature for tenants and homeowners alike. Located just 10 minutes from I-20, and approximately 30 minutes to Downtown Atlanta and Hartsfield-Jackson Atlanta International Airport, this home offers strong rental and resale appeal due to its convenient access to major employment and travel hubs. Sold As-Is, this property presents an excellent opportunity for a fix-and-flip, buy-and-hold rental, or owner-occupant renovation project. Cosmetic work needed. With the right updates, this home has the potential to deliver strong returns in a growing and well-connected area.

18. 2026-05-05
    listed $260,000 Active 1974-char remark

    Show marketing remark (1960 chars)

    Unlock the potential in this 3-bedroom, 2-bath split-level home-a solid investment opportunity for savvy investors, flippers, or buyers looking to add value. With great bones and a desirable layout, this property is ready for your vision and updates. The home features an oversized living room and separate dining room, offering a spacious footprint that appeals to today's buyers and renters alike. The kitchen already showcases updated countertops and a stylish backsplash, providing a head start on renovations, while hardwood floors and tile throughout the main level add lasting value and durability. Upstairs includes three well-sized bedrooms, including the primary suite, along with a renovated secondary bathroom, reducing immediate rehab costs. The lower-level family room with a steel stove fireplace adds additional living space-ideal for creating a second entertainment area, home office, or even a rental-friendly layout. One of the standout features is the enclosed sunroom, offering added square footage and flexibility for entertainment or conversion to additional usable space. Outside, the oversized fenced backyard includes a detached she/he shed with electricity, perfect for storage, workshop use, or future value-add improvements. The property also boasts an additional driveway, making it ideal for RV, trailer, or multiple vehicle parking-a highly desirable feature for tenants and homeowners alike. Located just 10 minutes from I-20, and approximately 30 minutes to Downtown Atlanta and Hartsfield-Jackson Atlanta International Airport, this home offers strong rental and resale appeal due to its convenient access to major employment and travel hubs. Sold As-Is, this property presents an excellent opportunity for a fix-and-flip, buy-and-hold rental, or owner-occupant renovation project. Cosmetic work needed. With the right updates, this home has the potential to deliver strong returns in a growing and well-connected area.

19. 2018-12-03
    soldstatus $162,000
20. 2018-12-03
    soldstatus $162,000
21. 2018-11-21
    soldstatus $162,000 Sold

    Show marketing remark (546 chars)

    ABSOLUTLY BEAUTIFUL MOVE IN READY 3BR/2BA Home! Original Owners!! Oversized LR, Sep Dining Rm! HGTV Would Love This Kitchen! Hardwoods & Tile Throughout First Floor! 2 Sizeable BR's Share A Hall BA! LG Mstr BR W/Walk-in Closet And Updated BA! LG Sunken Family Rm W/Steel Stove FP! Enclosed Sunroom Perfect For Addt'l Rm Or Just To Relax In! Oversized Fenced Backyard W/Detached 10x14 Wk Shop/Tool Shed W/110 & 220 Pwr! Addt'l Paved Parking Perfect For Bus/RV/Trailers/Etc. 10 Min To I-20! 30 Minutes to DwnTwn Atl & 30 Min to Airport!

22. 2018-11-21
    soldstatus $162,000 Sold

    Show marketing remark (546 chars)

    ABSOLUTLY BEAUTIFUL MOVE IN READY 3BR/2BA Home! Original Owners!! Oversized LR, Sep Dining Rm! HGTV Would Love This Kitchen! Hardwoods & Tile Throughout First Floor! 2 Sizeable BR's Share A Hall BA! LG Mstr BR W/Walk-in Closet And Updated BA! LG Sunken Family Rm W/Steel Stove FP! Enclosed Sunroom Perfect For Addt'l Rm Or Just To Relax In! Oversized Fenced Backyard W/Detached 10x14 Wk Shop/Tool Shed W/110 & 220 Pwr! Addt'l Paved Parking Perfect For Bus/RV/Trailers/Etc. 10 Min To I-20! 30 Minutes to DwnTwn Atl & 30 Min to Airport!

23. 2018-10-06
    status Pending

    Show marketing remark (546 chars)

    ABSOLUTLY BEAUTIFUL MOVE IN READY 3BR/2BA Home! Original Owners!! Oversized LR, Sep Dining Rm! HGTV Would Love This Kitchen! Hardwoods & Tile Throughout First Floor! 2 Sizeable BR's Share A Hall BA! LG Mstr BR W/Walk-in Closet And Updated BA! LG Sunken Family Rm W/Steel Stove FP! Enclosed Sunroom Perfect For Addt'l Rm Or Just To Relax In! Oversized Fenced Backyard W/Detached 10x14 Wk Shop/Tool Shed W/110 & 220 Pwr! Addt'l Paved Parking Perfect For Bus/RV/Trailers/Etc. 10 Min To I-20! 30 Minutes to DwnTwn Atl & 30 Min to Airport!

24. 2018-10-06
    status Under Contract

    Show marketing remark (546 chars)

    ABSOLUTLY BEAUTIFUL MOVE IN READY 3BR/2BA Home! Original Owners!! Oversized LR, Sep Dining Rm! HGTV Would Love This Kitchen! Hardwoods & Tile Throughout First Floor! 2 Sizeable BR's Share A Hall BA! LG Mstr BR W/Walk-in Closet And Updated BA! LG Sunken Family Rm W/Steel Stove FP! Enclosed Sunroom Perfect For Addt'l Rm Or Just To Relax In! Oversized Fenced Backyard W/Detached 10x14 Wk Shop/Tool Shed W/110 & 220 Pwr! Addt'l Paved Parking Perfect For Bus/RV/Trailers/Etc. 10 Min To I-20! 30 Minutes to DwnTwn Atl & 30 Min to Airport!

25. 2018-09-25
    listed $162,500 Active

    Show marketing remark (546 chars)

    ABSOLUTLY BEAUTIFUL MOVE IN READY 3BR/2BA Home! Original Owners!! Oversized LR, Sep Dining Rm! HGTV Would Love This Kitchen! Hardwoods & Tile Throughout First Floor! 2 Sizeable BR's Share A Hall BA! LG Mstr BR W/Walk-in Closet And Updated BA! LG Sunken Family Rm W/Steel Stove FP! Enclosed Sunroom Perfect For Addt'l Rm Or Just To Relax In! Oversized Fenced Backyard W/Detached 10x14 Wk Shop/Tool Shed W/110 & 220 Pwr! Addt'l Paved Parking Perfect For Bus/RV/Trailers/Etc. 10 Min To I-20! 30 Minutes to DwnTwn Atl & 30 Min to Airport!

26. 2018-09-25
    listed $162,500 New

    Show marketing remark (546 chars)

    ABSOLUTLY BEAUTIFUL MOVE IN READY 3BR/2BA Home! Original Owners!! Oversized LR, Sep Dining Rm! HGTV Would Love This Kitchen! Hardwoods & Tile Throughout First Floor! 2 Sizeable BR's Share A Hall BA! LG Mstr BR W/Walk-in Closet And Updated BA! LG Sunken Family Rm W/Steel Stove FP! Enclosed Sunroom Perfect For Addt'l Rm Or Just To Relax In! Oversized Fenced Backyard W/Detached 10x14 Wk Shop/Tool Shed W/110 & 220 Pwr! Addt'l Paved Parking Perfect For Bus/RV/Trailers/Etc. 10 Min To I-20! 30 Minutes to DwnTwn Atl & 30 Min to Airport!

ⓘ 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: $2,001 · $167/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$299/yr (+$25/mo · 15.0%)

ⓘ 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 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: $23,129
• − Mortgage interest: −$14,004
• − Property taxes: −$2,001
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$7,273
• Taxable loss: −$5,099
• Est. tax savings @ 24.0%: +$1,224
• After-tax cash flow: $513/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

+53.8% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $250,000 GAMLS
• 2026-05-15 Price Changed $250,000 FMLS
• 2026-05-05 Listed $260,000 FMLS
• 2026-05-05 Listed $260,000 GAMLS
• 2018-12-03 Sold (Public Records) $162,000 Public Records
• 2018-12-03 Sold (Public Records) $162,000 Public Records
• 2018-11-21 Sold (MLS) $162,000 GAMLS
• 2018-11-21 Sold (MLS) $162,000 FMLS
• 2018-10-06 Pending — FMLS
• 2018-10-06 Pending — GAMLS
• 2018-09-25 Listed $162,500 GAMLS
• 2018-09-25 Listed $162,500 FMLS

Property tax history

+3.4%/yr

Latest (2025): $2,001 · -0.2% YoY. Source: county tax records.