6859 S Lakewood Ter S · Douglasville, GA 30135

$154,900

3 bd · 2.0 ba · 1,391 sqft · Townhouse public records · 8 Days on market

Built 1986 Est $264k · 41% under $33/mo HOA · 2% of rent

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +8.2/10.0
• 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 to Arbor Station's Lakewood Village, where convenience meets value. This townhome is situated on a cul-de-sac lot and offers a private wooded backyard, an uncommon feature for townhome living. The floor plan includes a spacious family room with a stone fireplace, galley kitchen, dining area, and a main-level primary bedroom. Two secondary bedrooms and a full bath are located upstairs. Convenient Douglasville location near shopping, dining, entertainment, and commuter routes.

Key facts

• Cul-de-sac lot
• Galley kitchen
• Stone fireplace

Tags

• CUL-DE-SAC LOT
• PRIVATE WOODED BACKYARD
• SPACIOUS FAMILY ROOM
• STONE FIREPLACE
• GALLEY KITCHEN
• MAIN-LEVEL PRIMARY BEDROOM

Property features AI

Finance

• HOA & community: Annual association fee of $400; Association includes access to pool and tennis; Community features include clubhouse, park, playground, pool, and tennis courts; Homeowners association present

Exterior

• Parking: Parking pad with space for 2 vehicles
• Utilities: Public water; Public sewer; Electric service includes 220 volts; Electricity and natural gas available
• Home design: Two levels; Resale property; Fee simple ownership
• Construction: Composition roof; Block foundation; Other construction materials; Built-in style consistent with townhome/attached end unit
• Exterior features: Private yard; Deck; Located on a cul-de-sac (directions indicate home at end in cul-de-sac); City street with asphalt road frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Master suite on the main level; One main-level bedroom and two upper-level bedrooms (total 3 bedrooms)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One main-level bathroom and one upper-level full bathroom; Master bath with tub/shower combo
• Heating & cooling: Central heating with forced air; Central electric air conditioning
• Interior features: High-speed internet; One fireplace located in the family room; End unit with one common wall
• Laundry & utility: Mud room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 9.8% 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: Arbor Station Elementary School (math 26% / reading 28%, grade F, #689 of 1,228 statewide, top 58%, 559 students, 66% FRL); Chapel Hill High School (math 16% / reading 32%, grade F, #203 of 424 statewide, top 48%, 1,609 students, 48% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents flat; 595 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $1k of loan paydown is wiped out by about $5k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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: 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 $154,900

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. 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: 1.32% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $264,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6820 S Lakewood Ter	0.10mi	2/1.5 (-1)	1,240 (-11%)	1mo	$185,000	$149	70
6124 Vaughnmere Way Way	0.57mi	3/2.5	1,507 (+8%)	1mo	$264,900	$176	57
5538 Highland St	0.58mi	3/2.5	1,507 (+8%)	2mo	$265,240	$176	56
5542 Highland St	0.58mi	3/2.5	1,507 (+8%)	2mo	$259,900	$172	55
6108 Vaughnmere Way	0.62mi	3/2.5	1,507 (+8%)	4mo	$283,220	$188	52
6106 Vaughnmere Way	0.62mi	3/2.5	1,507 (+8%)	4mo	$286,415	$190	52
6102 Vaughnmere Way	0.63mi	3/2.5	1,507 (+8%)	5mo	$275,000	$182	51
5114 Arista Dr	0.60mi	3/2.5	1,507 (+8%)	12mo	$307,900	$204	46
5108 Arista Dr	0.62mi	3/2.5	1,507 (+8%)	12mo	$291,900	$194	46
4426 Ryan St	0.65mi	3/2.5	1,507 (+8%)	10mo	$296,900	$197	46
4428 Ryan St	0.65mi	3/2.5	1,507 (+8%)	10mo	$294,900	$196	45
4422 Ryan St	0.65mi	3/3.5	1,507 (+8%)	10mo	$305,000	$202	42

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,726
• Equity at exit: $23,096

10-year hold

• IRR: 5.0%
• Equity multiple: 1.32×
• Total profit: $13,791
• Equity at exit: $13,393

Cash invested: $43,372 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$812
• Tax from tax record: −$243 /mo · $2,920/yr
• Insurance: −$65
• HOA: −$33
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $457

Break-even live

Break-even rent $1,460

Max offer price $154,900

Occupancy floor 73%

Sensitivity live

Price	-10% $545	-5% $501	+0% $457	+5% $413	+10% $369
Rent	-10% $296	-5% $377	+0% $457	+5% $538	+10% $618
Rate	-1.0pp $535	-0.5pp $496	base $457	+0.5pp $417	+1.0pp $376

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4140 Kingsbere Way Douglasville, GA	3.0	2.5	1568	$2,200	$1.40	3d	1	0.54mi
3000 Highway 5 Douglasville, GA	1.0–3.0	1.0–2.0	1116	$1,896	$1.70	2d	23	0.62mi
4406 Ryan St Douglasville, GA	3.0	2.5	1568	$2,000	$1.28	44d	1	0.67mi
4406 Ryan St Douglasville, GA	3.0	2.5	1568	$1,950	$1.24	25d	1	0.67mi
2988 Heritage Valley Ct Douglasville, GA	3.0	2.0	1628	$1,890	$1.16	44d	1	0.69mi
50 Carrington Ln Douglasville, GA	1.0–3.0	1.0–2.0	1112	$1,885	$1.69	2d	7	0.78mi
3421 W Stewarts Mill Rd Douglasville, GA	1.0–3.0	1.0–2.0	971	$1,965	$2.02	4d	10	0.79mi
5832 Stewart Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1128	$2,032	$1.80	2d	20	1.01mi
4839 Lehigh Dr Douglasville, GA	2.0	2.0	1300	$4,500	$3.46	44d	1	1.04mi
1 Rocky Ridge Blvd Douglasville, GA	1.0–3.0	1.0–2.0	1048	$2,052	$1.96	2d	24	1.11mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	19d	1	1.25mi
5407 Wilder Dr Douglasville, GA	3.0	2.0	1670	$1,650	$0.99	44d	1	1.31mi
3492 Highway 5 Douglasville, GA	1.0–2.0	1.0–2.0	887	$1,399	$1.58	2d	7	1.37mi
4642 Elmhurst Dr Douglasville, GA	3.0	2.0	1385	$1,900	$1.37	4d	1	1.37mi
4634 Five Leaves Ct Douglasville, GA	3.0	2.0	1615	$1,865	$1.15	16d	1	1.39mi
5346 Orchard Pl Unit 5346 Douglasville, GA	3.0	2.0	1525	$1,700	$1.11	5d	1	1.42mi
3584 Marshall Ct Douglasville, GA	2.0	3.0	1851	$1,905	$1.03	21d	1	1.49mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 6 events

1. 2026-06-18
   days on market $154,900 Active 8 DOM
2. 2026-06-17
   days on market $154,900 Active 7 DOM
3. 2026-06-16
   days on market $154,900 Active 6 DOM
4. 2026-06-15
   days on market $154,900 Active 5 DOM
5. 2026-06-13
   remarks 487-char remark
6. 2026-06-13
   listed $154,900 Active 3 DOM

ⓘ 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: $2,920 · $243/mo
• Projected year-2 tax: $2,920 · $243/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 · 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: $24,459
• − Mortgage interest: −$8,677
• − Property taxes: −$2,920
• − Insurance: −$774
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − HOA: −$396
• − Depreciation: −$4,506
• Taxable income: $3,273
• Est. tax owed @ 24.0%: −$785
• After-tax cash flow: $4,699/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): 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

+200.8% since first listed

21 events — show timeline

• 2026-06-10 Listed $154,900 GAMLS
• 2026-06-10 Listed $154,900 FMLS
• 2022-11-19 Rental Removed — GAMLS
• 2022-09-13 Sold (Public Records) $150,000 Public Records
• 2022-05-31 Listing Removed — GAMLS
• 2022-03-31 Listing Removed — GAMLS
• 2022-01-27 Listed $184,900 GAMLS
• 2022-01-27 Listed $184,900 GAMLS
• 2014-10-23 Price Changed $27,200 GAMLS
• 2012-09-06 Price Changed $27,200 FMLS
• 2012-09-06 Listing Removed — FMLS
• 2012-08-24 Sold (MLS) $27,200 GAMLS
• 2012-08-24 Price Changed $33,900 FMLS
• 2012-08-24 Sold (MLS) $27,200 FMLS
• 2012-08-07 Listing Removed — GAMLS
• 2012-08-07 Pending — FMLS
• 2012-08-07 Price Changed $33,900 GAMLS
• 2012-05-22 Listed $33,900 GAMLS
• 2012-05-22 Listed $33,900 FMLS
• 2005-07-19 Sold (Public Records) $96,200 Public Records
• 1986-12-23 Sold (Public Records) $51,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,920 · +7.0% YoY. Source: county tax records.