1139 Cave Springs Rd · Douglasville, GA 30134

$129,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 12 Days on market

Built 1927 1.00 ac lot $144/sqft · 47% below area Est $243k · 47% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

SO MUCH POTENTIAL Check out this Investment opportunity! Charming 2-bedroom, 1-bath home situated on approximately 1 acre that features Muscadine Vines, and fruit trees! Ideal as a rental property or renovation project, this home offers solid potential with a little TLC!! Cash Conventional purchase only. Home has been a rental for the past 14 years by the same tenant.Sold as is

Key facts

• 1 acre lot
• Built 1927
• Listed 12 days

Property features AI

Exterior

• Parking: Driveway with open parking available
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Single-story (one level); Fee simple ownership; Property listed in fixer condition
• Construction: Vinyl siding exterior; Composition roof; Block and combination foundation; Built on crawl space
• Exterior features: Garden; Private yard; Covered rear porch

Interior

• Kitchen: Refrigerator included; Kitchen has other features
• Bedrooms: Master on main; Two main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace in the living room; Wood-framed windows; No shared/common walls; Other interior features
• Laundry & utility: Laundry located in the kitchen and additional other laundry feature

🏷️ Possibly a rental listed for sale. The $129,000 price doesn't fit this home's estimated sale value (~$242,992) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 10.5% 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: 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 72% FRL vs 53% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 293 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $892 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $104k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1927 — 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. 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: 1.20% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (median comp): $242,992
• List price: $129,000
• Delta: -46.91%
• 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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,165
• Equity at exit: $19,234

10-year hold

• IRR: 9.1%
• Equity multiple: 1.61×
• Total profit: $21,998
• Equity at exit: $11,154

Cash invested: $36,120 (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: 293
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $449

Break-even live

Break-even rent $984

Max offer price $129,000

Occupancy floor 66%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1187 Foxwood Dr Douglasville, GA	3.0	2.0	1115	$1,500	$1.35	24d	1	0.49mi
8288 Chicago Ave Douglasville, GA	2.0	2.0	1050	$1,510	$1.44	3d	1	1.31mi
8040 Colquitt St Douglasville, GA	2.0	2.0	1046	$1,295	$1.24	21d	1	1.42mi

Listing history 6 events

1. 2026-05-16
   status Pending 380-char remark
2. 2026-05-06
   status Pending Offer Approval 381-char remark

   Show marketing remark (381 chars)

   SO MUCH POTENTIAL Check out this Investment opportunity! Charming 2-bedroom, 1-bath home situated on approximately 1 acre that features Muscadine Vines, and fruit trees! Ideal as a rental property or renovation project, this home offers solid potential with a little TLC!! Cash Conventional purchase only. Home has been a rental for the past 14 years by the same tenant.Sold as is

3. 2026-05-06
   historical Active Under Contract 380-char remark

   Show marketing remark (381 chars)

   SO MUCH POTENTIAL Check out this Investment opportunity! Charming 2-bedroom, 1-bath home situated on approximately 1 acre that features Muscadine Vines, and fruit trees! Ideal as a rental property or renovation project, this home offers solid potential with a little TLC!! Cash Conventional purchase only. Home has been a rental for the past 14 years by the same tenant.Sold as is

4. 2026-05-01
   listed $129,000 Active 380-char remark
5. 2026-04-08
   listed $129,000 New 381-char remark

   Show marketing remark (381 chars)

   SO MUCH POTENTIAL Check out this Investment opportunity! Charming 2-bedroom, 1-bath home situated on approximately 1 acre that features Muscadine Vines, and fruit trees! Ideal as a rental property or renovation project, this home offers solid potential with a little TLC!! Cash Conventional purchase only. Home has been a rental for the past 14 years by the same tenant.Sold as is

6. 1974-04-01
   soldstatus $14,500

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$625/yr (+$52/mo · 111.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,629
• − Mortgage interest: −$7,226
• − Property taxes: −$562
• − Insurance: −$645
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$3,753
• Taxable income: $3,463
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $4,561/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): 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

+617.2% since first listed

8 events — show timeline

• 2026-06-17 Sold (MLS) $104,000 GAMLS
• 2026-06-16 Pending — GAMLS
• 2026-05-16 Pending — FMLS
• 2026-05-06 Pending — GAMLS
• 2026-05-06 Contingent — FMLS
• 2026-05-01 Listed $129,000 FMLS
• 2026-04-08 Listed $129,000 GAMLS
• 1974-04-01 Sold (Public Records) $14,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $562 · -0.2% YoY. Source: county tax records.