6730 Old Beulah Rd · Lithia Springs, GA 30122

$189,999

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 29 Days on market

Built 1958 0.90 ac lot $158/sqft · 16% below area Est $225k · 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 +16.7/30.0
• ARV discount +14.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated 3-bedroom, 2-bath ranch-style home situated on a large lot. This home has been extensively updated, with major improvements completed in 2020, including the roof, siding, plumbing, electrical, HVAC system, kitchen, bathrooms, and flooring. New windows were installed in 2025, adding to the home's efficiency and appeal. Inside, you'll find modern finishes throughout, including durable luxury vinyl plank (LVP) flooring and stylishly updated kitchen and baths. The bathrooms feature walk-in showers for added convenience and comfort. With its thoughtful upgrades, spacious layout, and generous outdoor space, this move-in-ready home offers both style and peace of mind.

Key facts

• Large lot
• Updated kitchen
• Walk-in showers

Tags

• LARGE LOT
• UPDATED KITCHEN
• WALK-IN SHOWERS
• GENEROUS OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $165k (13.0% below list).
• Recommended offer: $165k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.6% in Lithia Springs — 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 62/100 on livability (#311 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools 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.
• Market conditions: Rents soft (-0.7%/yr); 159 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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

• It's been on market 29 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 10 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.
• Current owner paid $30k; list at $190k implies a 533% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,305 (13.0% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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. 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: 0.87% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $225,231
• List price: $189,999
• Delta: -15.64%
• 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
6730 Old Beulah Rd	0.00mi	3/2.0	1,200 (0%)	1mo	$75,000	$63	95
3813 Lithia Way	0.44mi	3/1.5	1,125 (-6%)	0mo	$219,900	$195	66
4022 Creel Dr	0.36mi	3/2.0	1,300 (+8%)	1mo	$250,000	$192	64
6507 Roberta St	0.45mi	2/1.0 (-1)	1,255 (+5%)	8mo	$184,000	$147	60
6510 Hazel St	0.59mi	3/1.5	1,125 (-6%)	9mo	$204,900	$182	52
6852 Old Beulah Rd	0.33mi	2/1.0 (-1)	1,325 (+10%)	13mo	$215,000	$162	51
3800 Whitaker Ln	0.41mi	2/1.0 (-1)	1,310 (+9%)	13mo	$230,000	$176	49
6899 Florence Dr	0.69mi	2/1.0 (-1)	1,257 (+5%)	15mo	$196,000	$156	42
6717 S Sweetwater Rd	0.70mi	3/1.0	1,330 (+11%)	9mo	$158,000	$119	42
6776 Tralee Dr	0.72mi	3/1.0	1,352 (+13%)	5mo	$175,000	$129	41
4385 Donegal Cir	0.71mi	4/2.0 (+1)	1,352 (+13%)	4mo	$269,999	$200	33
4345 Clare Ln	0.57mi	4/2.0 (+1)	1,376 (+15%)	16mo	$290,000	$211	26

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.47×
• Total profit: $-28,188
• Equity at exit: $28,329

10-year hold

• IRR: -12.3%
• Equity multiple: 0.36×
• Total profit: $-33,825
• Equity at exit: $16,428

Cash invested: $53,200 (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 30122

• Home prices YoY: -27.4%
• Rents YoY: -0.7%
• Active inventory: 159
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$996
• Tax from tax record: −$113 /mo · $1,352/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $118

Break-even live

Break-even rent $1,504

Max offer price $189,999

Occupancy floor 88%

Sensitivity live

Price	-10% $225	-5% $171	+0% $118	+5% $64	+10% $10
Rent	-10% $-13	-5% $52	+0% $118	+5% $183	+10% $248
Rate	-1.0pp $213	-0.5pp $166	base $118	+0.5pp $68	+1.0pp $18

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6698 Baker Dr Lithia Springs, GA	3.0	2.0	1308	$1,800	$1.38	44d	1	0.38mi
4332 Clare Ln Lithia Springs, GA	4.0	1.0	1040	$1,450	$1.39	44d	1	0.59mi
11061 Veterans Memorial Hwy Lithia Springs, GA	2.0	1.0	768	$1,199	$1.56	11d	1	0.62mi
4355 Donegal Cir Lithia Springs, GA	3.0	1.0	1232	$1,670	$1.36	44d	1	0.65mi
6739 S Sweetwater Rd Lithia Springs, GA	2.0	1.0	1442	$1,450	$1.01	45d	1	0.71mi
4349 Parkview Dr Lithia Springs, GA	3.0	2.0	1292	$1,775	$1.37	44d	1	0.76mi
6440 Gordon St Unit B Lithia Springs, GA	2.0	1.0	770	$1,200	$1.56	21d	1	0.91mi
3535 Miller St Unit A Lithia Springs, GA	2.0	2.0	1025	$1,395	$1.36	25d	1	1.06mi
3666 Glenda St Lithia Springs, GA	3.0	2.0	980	$1,200	$1.22	25d	1	1.09mi
872 Woodside Dr Douglasville, GA	3.0	2.5	1494	$2,049	$1.37	22d	1	1.24mi
6403 Kensington Ct Austell, GA	4.0	2.0	1352	$1,674	$1.24	25d	1	1.41mi

Listing history 33 events

1. 2026-05-09
   status Under Contract 691-char remark

   Show marketing remark (703 chars)

   Beautifully renovated 3-bedroom, 2-bath ranch-style home situated on a large lot. This home has been extensively updated, with major improvements completed in 2020, including the roof, siding, plumbing, electrical, HVAC system, kitchen, bathrooms, and flooring. New windows were installed in 2025, adding to the home’s efficiency and appeal. Inside, you’ll find modern finishes throughout, including durable luxury vinyl plank (LVP) flooring and stylishly updated kitchen and baths. The bathrooms feature walk-in showers for added convenience and comfort. With its thoughtful upgrades, spacious layout, and generous outdoor space, this move-in-ready home offers both style and peace of mind.

2. 2026-05-09
   historical Active Under Contract 703-char remark

   Show marketing remark (703 chars)

   Beautifully renovated 3-bedroom, 2-bath ranch-style home situated on a large lot. This home has been extensively updated, with major improvements completed in 2020, including the roof, siding, plumbing, electrical, HVAC system, kitchen, bathrooms, and flooring. New windows were installed in 2025, adding to the home’s efficiency and appeal. Inside, you’ll find modern finishes throughout, including durable luxury vinyl plank (LVP) flooring and stylishly updated kitchen and baths. The bathrooms feature walk-in showers for added convenience and comfort. With its thoughtful upgrades, spacious layout, and generous outdoor space, this move-in-ready home offers both style and peace of mind.

3. 2026-04-21
   listed $189,999 New 691-char remark

   Show marketing remark (703 chars)

   Beautifully renovated 3-bedroom, 2-bath ranch-style home situated on a large lot. This home has been extensively updated, with major improvements completed in 2020, including the roof, siding, plumbing, electrical, HVAC system, kitchen, bathrooms, and flooring. New windows were installed in 2025, adding to the home’s efficiency and appeal. Inside, you’ll find modern finishes throughout, including durable luxury vinyl plank (LVP) flooring and stylishly updated kitchen and baths. The bathrooms feature walk-in showers for added convenience and comfort. With its thoughtful upgrades, spacious layout, and generous outdoor space, this move-in-ready home offers both style and peace of mind.

4. 2026-04-21
   listed $189,999 Active 703-char remark

   Show marketing remark (703 chars)

   Beautifully renovated 3-bedroom, 2-bath ranch-style home situated on a large lot. This home has been extensively updated, with major improvements completed in 2020, including the roof, siding, plumbing, electrical, HVAC system, kitchen, bathrooms, and flooring. New windows were installed in 2025, adding to the home’s efficiency and appeal. Inside, you’ll find modern finishes throughout, including durable luxury vinyl plank (LVP) flooring and stylishly updated kitchen and baths. The bathrooms feature walk-in showers for added convenience and comfort. With its thoughtful upgrades, spacious layout, and generous outdoor space, this move-in-ready home offers both style and peace of mind.

5. 2026-03-16
   historical
6. 2026-03-16
   historical
7. 2026-03-07
   status Back On Market
8. 2026-03-07
   status Active
9. 2026-02-14
   status Under Contract
10. 2026-02-14
    status Pending
11. 2026-02-12
    price $190,000
12. 2026-02-12
    price $190,000
13. 2026-01-09
    listed $210,000 Active
14. 2026-01-09
    listed $210,000 New
15. 2026-01-08
    historical
16. 2026-01-08
    historical
17. 2019-08-09
    soldstatus $30,000 Closed
18. 2019-08-09
    soldstatus $30,000 Sold
19. 2019-07-24
    status Under Contract
20. 2019-07-24
    status Pending
21. 2019-07-18
    price $39,900
22. 2019-07-18
    price $39,900
23. 2019-07-18
    status Back on Market
24. 2019-07-18
    status Active
25. 2019-07-11
    status Pending
26. 2019-07-10
    status Under Contract
27. 2019-06-17
    price $49,900
28. 2019-06-17
    price $49,900
29. 2019-05-02
    price $59,900
30. 2019-05-02
    price $59,900
31. 2019-04-11
    listed $69,900 New
32. 2019-04-07
    listed $69,900 Active
33. 1992-09-23
    soldstatus $26,300

ⓘ 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: $1,352 · $113/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$396/yr (+$33/mo · 29.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $19,837
• − Mortgage interest: −$10,643
• − Property taxes: −$1,352
• − Insurance: −$950
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$5,527
• Taxable loss: −$1,809
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $1,847/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 — Lithia Springs

• Score: 62/100
• State rank: #311
• US rank: #16881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lithia Springs, GA
• County: Douglas County · 141,416 people
• City population: 27,036
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,036
• Household income: $69,257
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 835.0

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 53% White 21% Hispanic / Latino 21% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Hispanic 1% Swedish 1% Romanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 75% English-only · Spanish 18% French/Haitian/Cajun 1% 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: ▼ -88.34%
• Current HPI: 233.5045
• Rent YoY: ▼ -0.67%
• 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

+622.4% since first listed

33 events — show timeline

• 2026-05-09 Pending — GAMLS
• 2026-05-09 Contingent — FMLS
• 2026-04-21 Listed $189,999 FMLS
• 2026-04-21 Listed $189,999 GAMLS
• 2026-03-16 Listing Removed — FMLS
• 2026-03-16 Listing Removed — GAMLS
• 2026-03-07 Relisted — GAMLS
• 2026-03-07 Relisted — FMLS
• 2026-02-14 Pending — GAMLS
• 2026-02-14 Pending — FMLS
• 2026-02-12 Price Changed $190,000 GAMLS
• 2026-02-12 Price Changed $190,000 FMLS
• 2026-01-09 Listed $210,000 FMLS
• 2026-01-09 Listed $210,000 GAMLS
• 2026-01-08 Coming Soon — FMLS
• 2026-01-08 Coming Soon — GAMLS
• 2019-08-09 Sold (MLS) $30,000 GAMLS
• 2019-08-09 Sold (MLS) $30,000 FMLS
• 2019-07-24 Pending — GAMLS
• 2019-07-24 Pending — FMLS
• 2019-07-18 Price Changed $39,900 GAMLS
• 2019-07-18 Price Changed $39,900 FMLS
• 2019-07-18 Relisted — GAMLS
• 2019-07-18 Relisted — FMLS
• 2019-07-11 Pending — FMLS
• 2019-07-10 Pending — GAMLS
• 2019-06-17 Price Changed $49,900 GAMLS
• 2019-06-17 Price Changed $49,900 FMLS
• 2019-05-02 Price Changed $59,900 GAMLS
• 2019-05-02 Price Changed $59,900 FMLS
• 2019-04-11 Listed $69,900 GAMLS
• 2019-04-07 Listed $69,900 FMLS
• 1992-09-23 Sold (Public Records) $26,300 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,352 · -0.2% YoY. Source: county tax records.