2683 Legion Lake Rd · Douglasville, GA 30135

$157,000

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 3 Days on market

Built 1985 0.72 ac lot Est $243k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Look at the comparables in nearby subdivisions such as Pritchards Ridge and Pritchards Mill, and you'll appreciate the value offered here. VIDEO WALKTHROUGH available by sending text request to owner. Excellent potential for fix and flip, rental income, or owner-occupant handyman repairs! This investment opportunity with tons of potential, has a large level .72 acre lot on a private street near Legion Lake of Douglasville. Less than 20 homes in this private community. And just 4 miles from I-20.

Key facts

• 0.72 acre lot
• 2 parking spots
• Built 1985

Property features AI

Finance

• Other: Lot described as HSE/0.722 ACRE on Legion Lake Road
• HOA & community: Community includes a lake

Exterior

• Parking: Two total parking spaces
• Utilities: Public water; Septic tank sewer; Electric service with 220 volts available; Electricity and water available
• Home design: One-level house; Resale property; Crawl space foundation; Shingle roof
• Construction: Built with other/unspecified construction materials; Block foundation
• Exterior features: Front porch; Deck; Property borders or includes lake access (community feature: Lake); Paved county road frontage

Interior

• Kitchen: Cabinets and other kitchen features
• Bedrooms: Three bedrooms on the main level; Primary suite on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom; Master bath with tub/shower combo
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Cap rate 11.8% 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: Factory Shoals Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 605 students, 85% FRL); Factory Shoals Middle School (math 11% / reading 29%, grade F, #349 of 470 statewide, top 75%, 840 students, 67% FRL); New Manchester High School (math 10% / reading 28%, grade F, #250 of 424 statewide, top 60%, 1,894 students, 60% FRL) — zoned schools average 70% FRL vs 53% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 595 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.81%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $242,724
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3006 Blake Ct	0.67mi	3/2.0	1,056 (-2%)	5mo	$242,000	$229	58
3075 Fairburn Rd	0.53mi	3/2.0	1,151 (+7%)	14mo	$260,000	$226	48
3085 Fairburn Rd	0.52mi	3/2.0	1,196 (+11%)	14mo	$270,000	$226	41

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: 8.7%
• Equity multiple: 1.33×
• Total profit: $14,458
• Equity at exit: $23,409

10-year hold

• IRR: 15.3%
• Equity multiple: 2.08×
• Total profit: $47,646
• Equity at exit: $13,574

Cash invested: $43,960 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$823
• Tax from tax record: −$132 /mo · $1,587/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $726

Break-even live

Break-even rent $1,292

Max offer price $157,000

Occupancy floor 62%

Sensitivity live

Price	-10% $815	-5% $770	+0% $726	+5% $681	+10% $637
Rent	-10% $551	-5% $638	+0% $726	+5% $813	+10% $900
Rate	-1.0pp $805	-0.5pp $766	base $726	+0.5pp $685	+1.0pp $644

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3520 Willow Tree Cir Douglasville, GA	3.0	2.5	1483	$1,869	$1.26	3d	1	0.22mi
3538 Georgia 92 Douglasville, GA	1.0–2.0	1.0–2.0	1134	$2,695	$2.38	2d	33	0.56mi
3087 Hope Ct Douglasville, GA	3.0	2.0	1184	$1,649	$1.39	2d	1	1.08mi
2800 Foxfield Pkwy Douglasville, GA	1.0–3.0	1.0–3.0	1067	$2,485	$2.33	2d	21	1.41mi
2725 Forrester Ct Lithia Springs, GA	2.0	1.0	944	$1,550	$1.64	4d	2	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $157,000 Active 3 DOM
2. 2026-06-17
   days on market $157,000 Active 2 DOM
3. 2026-06-15
   remarks 501-char remark

   Show marketing remark (502 chars)

   Look at the comparables in nearby subdivisions such as Pritchards Ridge and Pritchards Mill, and you'll appreciate the value offered here. VIDEO WALKTHROUGH available by sending text request to owner. Excellent potential for fix and flip, rental income, or owner-occupant handyman repairs! This investment opportunity with tons of potential, has a large level .72 acre lot on a private street near Legion Lake of Douglasville. Less than 20 homes in this private community. And just 4 miles from I-20.

4. 2026-06-15
   listed $157,000 Active 1 DOM

   Show marketing remark (502 chars)

   Look at the comparables in nearby subdivisions such as Pritchards Ridge and Pritchards Mill, and you'll appreciate the value offered here. VIDEO WALKTHROUGH available by sending text request to owner. Excellent potential for fix and flip, rental income, or owner-occupant handyman repairs! This investment opportunity with tons of potential, has a large level .72 acre lot on a private street near Legion Lake of Douglasville. Less than 20 homes in this private community. And just 4 miles from I-20.

ⓘ 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: $1,587 · $132/mo
• Projected year-2 tax: $1,587 · $132/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 6 d/yr ≥104°F today · 15 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: $26,531
• − Mortgage interest: −$8,794
• − Property taxes: −$1,587
• − Insurance: −$785
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − Depreciation: −$4,567
• Taxable income: $6,552
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $7,135/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

+237.6% since first listed

16 events — show timeline

• 2026-06-15 Listed $157,000 GAMLS
• 2026-06-15 Listed $157,000 FMLS
• 2026-05-19 Sold (Public Records) $161,000 Public Records
• 2026-05-11 Sold (MLS) $161,000 GAMLS
• 2026-04-23 Pending — GAMLS
• 2026-04-21 Listed $130,000 GAMLS
• 2011-03-03 Listing Removed — FMLS
• 2011-02-23 Sold (MLS) $25,100 FMLS
• 2011-01-19 Pending — FMLS
• 2010-12-13 Listed $24,900 FMLS
• 2000-09-26 Sold (Public Records) $82,700 Public Records
• 1998-01-27 Sold (Public Records) $63,700 Public Records
• 1993-04-06 Sold (Public Records) $57,708 Public Records
• 1993-04-06 Sold (Public Records) $57,800 Public Records
• 1989-04-10 Sold (Public Records) $53,900 Public Records
• 1985-05-31 Sold (Public Records) $46,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,587 · -0.2% YoY. Source: county tax records.