7712 Autry Cir #408 · Douglasville, GA 30134

$140,000

3 bd · 2.5 ba · 1,535 sqft · Condo public records · 19 Days on market

Built 2005 $91/sqft · 20% below area Est $176k · 20% under $381/mo HOA · 21% of rent ↓ 7% since listing

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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 +15.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +4.8/10.0
• 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

Welcome home! This adorable end-unit townhouse is fully move-in ready and priced to sell quickly. With 4 bedrooms and 3 full bathrooms, there is room for the whole family! There are small upgrades throughout, including a newer water heater, that give it a very homey feel. There has been extra care given to keeping up the landscaping, with beautiful shrubs. The HOA is very well maintained, and has no rental restrictions, which gives tons of choices for this long term asset. Given that it is structured as a condo, you do not need to worry about any exterior maintenance, since it is covered in the HOA dues.

Key facts

• $381 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Community of one unit (listed as single community unit); Asphalt road frontage; GPS friendly directions
• HOA & community: Monthly association fee; Community amenities include a pool and playground; Homeowners association

Exterior

• Parking: Assigned parking; Two total parking spaces
• Utilities: Public water; Public sewer; 110V electrical; 220V electrical available (laundry); Cable available; Phone available; Electricity available
• Home design: Two levels; Condominium; Brick-front construction; Composition roof; Slab foundation; Resale condition
• Construction: Brick front construction; Composition roof; Slab foundation
• Exterior features: Patio; Rain gutters

Interior

• Kitchen: Breakfast bar; Stained cabinets; Non-standard countertops; View to family room; Dishwasher; Electric range; Refrigerator
• Bedrooms: Four bedrooms on the upper level; Bedroom features: Other
• Flooring: Carpet; Ceramic tile
• Bathrooms: Three full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Central heating; Heat pump; Central air
• Interior features: Entrance foyer; High-speed internet available; Open concept dining area; Family room; Two-plus common walls (attached unit)
• Laundry & utility: Laundry closet; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $61 ($738/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Burnett Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 435 students, 94% FRL); Stewart Middle School (math 11% / reading 27%, grade F, #368 of 470 statewide, top 79%, 554 students, 82% FRL); Douglas County High School (math 28% / reading 37%, grade F, #104 of 424 statewide, top 25%, 1,969 students, 63% FRL) — zoned schools average 79% FRL vs 53% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 299 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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 19 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: moderate wind risk, 25% 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 $137,900 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 6.4

CMA / ARV

• ARV (median comp): $175,900
• List price: $140,000
• Delta: -20.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.39×
• Total profit: $-23,774
• Equity at exit: $20,874

10-year hold

• IRR: -21.3%
• Equity multiple: 0.11×
• Total profit: $-34,955
• Equity at exit: $12,105

Cash invested: $39,200 (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: 299
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$734
• Tax from tax record: −$203 /mo · $2,436/yr
• Insurance: −$58
• HOA: −$381
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $61

Break-even live

Break-even rent $1,742

Max offer price $140,000

Occupancy floor 92%

Sensitivity live

Price	-10% $141	-5% $101	+0% $61	+5% $22	+10% $-18
Rent	-10% $-82	-5% $-10	+0% $61	+5% $133	+10% $205
Rate	-1.0pp $132	-0.5pp $97	base $61	+0.5pp $25	+1.0pp $-12

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7712 Autry Cir #303 Douglasville, GA	4.0	3.0	1540	$1,500	$0.97	0d	1	0.02mi
6494 Snowbird Ln Douglasville, GA	3.0	2.5	1577	$1,695	$1.07	6d	1	0.06mi
6494 Snowbird Ln Douglasville, GA	3.0	2.5	1577	$1,695	$1.07	0d	1	0.06mi
6345 Malone Rd Douglasville, GA	3.0	2.0	1600	$1,600	$1.00	25d	1	0.27mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	18d	1	0.29mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	23d	1	0.29mi
7797 Mountain Creek Way Douglasville, GA	4.0	2.0	1210	$2,099	$1.73	44d	1	0.32mi
6320 Wellington Ct Douglasville, GA	3.0	2.5	1639	$1,835	$1.12	18d	1	0.33mi
5305 Brickleberry Way Douglasville, GA	3.0	2.0	1388	$1,765	$1.27	44d	1	0.41mi
6314 New Gate Dr Douglasville, GA	3.0	2.5	1848	$1,980	$1.07	44d	1	0.41mi
5472 Brickleberry Way Douglasville, GA	3.0	2.0	1344	$1,699	$1.26	25d	1	0.46mi
7370 Hunters Ridge Dr Douglasville, GA	4.0	2.0	1268	$1,860	$1.47	44d	1	0.60mi
6297 Redcliff Dr Douglasville, GA	3.0	2.0	1223	$1,789	$1.46	18d	1	0.60mi
7336 Bramble Oak Dr Douglasville, GA	3.0	2.0	1296	$1,550	$1.20	11d	1	0.70mi
7336 Bramble Oak Dr Douglasville, GA	3.0	2.0	1296	$1,550	$1.20	0d	1	0.70mi
7388 Elm Ridge Ct Douglasville, GA	4.0	3.0	2014	$2,195	$1.09	21d	1	0.78mi
6953 Cave Springs Rd Douglasville, GA	4.0	3.0	2014	$2,000	$0.99	44d	1	1.01mi
1029 Abercorn Way Douglasville, GA	3.0	2.0	1408	$1,655	$1.18	0d	1	1.19mi
1464 Cain Ct N Douglasville, GA	2.0	2.0	1161	$1,680	$1.45	18d	1	1.19mi
1484 Cain Ct N Douglasville, GA	3.0	2.0	1136	$1,300	$1.14	25d	1	1.22mi
7854 Dogwood Way Douglasville, GA	3.0	2.0	1585	$1,100	$0.69	25d	1	1.25mi
1053 Abercorn Way Douglasville, GA	3.0	2.5	1280	$1,779	$1.39	25d	1	1.29mi
1055 Abercorn Way Douglasville, GA	3.0	2.5	2010	$1,960	$0.98	21d	1	1.29mi
1360 Binford Pl Douglasville, GA	3.0	2.0	1161	$1,755	$1.51	25d	1	1.31mi
1360 Binford Pl Douglasville, GA	3.0	2.0	1161	$1,755	$1.51	44d	1	1.31mi
8324 Triple Crown Dr Douglasville, GA	3.0	2.5	2000	$1,895	$0.95	13d	1	1.31mi
8324 Triple Crown Dr Douglasville, GA	3.0	3.0	2000	$1,795	$0.90	0d	1	1.31mi
7068 Littlebrook Way Douglasville, GA	3.0	2.5	1809	$1,900	$1.05	6d	1	1.34mi
8288 Chicago Ave Douglasville, GA	2.0	2.0	1050	$1,510	$1.44	3d	1	1.36mi
7086 Littlebrook Way Douglasville, GA	3.0	2.5	2035	$2,110	$1.04	44d	1	1.37mi
4647 Big B Rd Douglasville, GA	3.0	1.5	1600	$1,570	$0.98	5d	1	1.37mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,595	$1.32	44d	1	1.42mi
1187 Foxwood Dr Douglasville, GA	3.0	2.0	1115	$1,500	$1.35	25d	1	1.49mi

HOA detail condo

• Monthly dues: $381 · $4,572/yr
• Likely covers: waterlandscapingexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-18
   price $140,000 611-char remark

   Show marketing remark (611 chars)

   Welcome home! This adorable end-unit townhouse is fully move-in ready and priced to sell quickly. With 4 bedrooms and 3 full bathrooms, there is room for the whole family! There are small upgrades throughout, including a newer water heater, that give it a very homey feel. There has been extra care given to keeping up the landscaping, with beautiful shrubs. The HOA is very well maintained, and has no rental restrictions, which gives tons of choices for this long term asset. Given that it is structured as a condo, you do not need to worry about any exterior maintenance, since it is covered in the HOA dues.

2. 2026-05-18
   price $140,000 611-char remark

   Show marketing remark (611 chars)

   Welcome home! This adorable end-unit townhouse is fully move-in ready and priced to sell quickly. With 4 bedrooms and 3 full bathrooms, there is room for the whole family! There are small upgrades throughout, including a newer water heater, that give it a very homey feel. There has been extra care given to keeping up the landscaping, with beautiful shrubs. The HOA is very well maintained, and has no rental restrictions, which gives tons of choices for this long term asset. Given that it is structured as a condo, you do not need to worry about any exterior maintenance, since it is covered in the HOA dues.

3. 2026-05-08
   listed $150,000 New 611-char remark

   Show marketing remark (611 chars)

   Welcome home! This adorable end-unit townhouse is fully move-in ready and priced to sell quickly. With 4 bedrooms and 3 full bathrooms, there is room for the whole family! There are small upgrades throughout, including a newer water heater, that give it a very homey feel. There has been extra care given to keeping up the landscaping, with beautiful shrubs. The HOA is very well maintained, and has no rental restrictions, which gives tons of choices for this long term asset. Given that it is structured as a condo, you do not need to worry about any exterior maintenance, since it is covered in the HOA dues.

4. 2026-05-08
   listed $150,000 Active 611-char remark

   Show marketing remark (611 chars)

   Welcome home! This adorable end-unit townhouse is fully move-in ready and priced to sell quickly. With 4 bedrooms and 3 full bathrooms, there is room for the whole family! There are small upgrades throughout, including a newer water heater, that give it a very homey feel. There has been extra care given to keeping up the landscaping, with beautiful shrubs. The HOA is very well maintained, and has no rental restrictions, which gives tons of choices for this long term asset. Given that it is structured as a condo, you do not need to worry about any exterior maintenance, since it is covered in the HOA dues.

ⓘ 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: $2,436 · $203/mo
• Projected year-2 tax: $2,436 · $203/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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,842
• − Mortgage interest: −$7,842
• − Property taxes: −$2,436
• − Insurance: −$700
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − HOA: −$4,572
• − Depreciation: −$4,073
• Taxable loss: −$1,275
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $1,044/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

• Census place: Douglasville, GA
• 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

-6.7% since first listed

6 events — show timeline

• 2026-05-27 Pending — GAMLS
• 2026-05-27 Pending — FMLS
• 2026-05-18 Price Changed $140,000 GAMLS
• 2026-05-18 Price Changed $140,000 FMLS
• 2026-05-08 Listed $150,000 FMLS
• 2026-05-08 Listed $150,000 GAMLS

Property tax history

+2.5%/yr

Latest (2025): $2,436 · -1.3% YoY. Source: county tax records.