3354 Cheoah Dr · Douglasville, GA 30135

$199,990

3 bd · 2.0 ba · 1,395 sqft · SingleFamily public records · 41 Days on market

Built 1968 0.42 ac lot $143/sqft · 26% below area Est $269k · 26% 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +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 to this charming 3-bedroom, 2-bathroom home nestled in a quiet, established neighborhood — perfect for first-time homebuyers, homeowners looking to make it their own, or savvy investors seeking a great rental opportunity. Enjoy unbeatable convenience with premier shopping and dining at Arbor Place Mall just minutes away, easy access to I-20 in only 6 minutes, and world-class outdoor entertainment at the Greystone Amphitheater just 9 minutes down the road. This move-in ready gem is priced to sell and full of potential.

Key facts

• Easy access to i-20
• 0.42 acre lot
• Built 1968

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• PREMIER SHOPPING AND DINING
• EASY ACCESS TO I-20

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/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 $197k (1.6% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Market conditions: Rents flat; 595 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $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 41 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $200k implies a 208% gain — meaningful room to come down on a strong offer.

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 $193,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.98% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $269,099
• List price: $199,990
• Delta: -25.68%
• 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
3355 Lauada Dr	0.05mi	3/2.0	1,430 (+2%)	12mo	$250,000	$175	84
3909 Summit Dr	0.16mi	3/2.0	1,427 (+2%)	7mo	$257,500	$180	83
3335 Lauada Dr	0.07mi	3/2.0	1,505 (+8%)	5mo	$225,000	$150	80
5666 Woodland Dr	0.34mi	3/2.0	1,504 (+8%)	2mo	$319,000	$212	69
4002 Cheoah Dr	0.29mi	3/2.0	1,248 (-10%)	10mo	$275,000	$220	60
5970 Sutton Pl	0.43mi	4/2.5 (+1)	1,370 (-2%)	17mo	$242,270	$177	56
5536 Richland Dr	0.45mi	3/2.0	1,586 (+14%)	2mo	$235,000	$148	55
3584 Yoko Ln	0.73mi	3/2.0	1,355 (-3%)	8mo	$245,000	$181	55
6063 Lyndale St	0.61mi	3/1.5	1,255 (-10%)	4mo	$174,250	$139	50
6038 Matthew Ln	0.44mi	4/2.0 (+1)	1,300 (-7%)	16mo	$295,000	$227	50
5555 Woodland Dr	0.44mi	3/2.0	1,577 (+13%)	16mo	$285,000	$181	44
5556 Woodland Dr	0.47mi	2/2.5 (-1)	1,542 (+10%)	20mo	$267,900	$174	37

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-24,533
• Equity at exit: $29,819

10-year hold

• IRR: -8.4%
• Equity multiple: 0.54×
• Total profit: $-25,717
• Equity at exit: $17,291

Cash invested: $55,997 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$210 /mo · $2,526/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $212

Break-even live

Break-even rent $1,699

Max offer price $199,990

Occupancy floor 84%

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3421 W Stewarts Mill Rd Douglasville, GA	1.0–3.0	1.0–2.0	971	$1,965	$2.02	3d	10	0.28mi
3492 Highway 5 Douglasville, GA	1.0–2.0	1.0–2.0	887	$1,399	$1.58	2d	7	0.34mi
50 Carrington Ln Douglasville, GA	1.0–3.0	1.0–2.0	1112	$1,885	$1.69	2d	7	0.40mi
3584 Marshall Ct Douglasville, GA	2.0	3.0	1851	$1,905	$1.03	21d	1	0.47mi
3000 Highway 5 Douglasville, GA	1.0–3.0	1.0–2.0	1116	$1,896	$1.70	2d	23	0.47mi
5346 Orchard Pl Unit 5346 Douglasville, GA	3.0	2.0	1525	$1,700	$1.11	5d	1	0.48mi
5832 Stewart Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1128	$2,032	$1.80	1d	20	0.50mi
5407 Wilder Dr Douglasville, GA	3.0	2.0	1670	$1,650	$0.99	44d	1	0.83mi
6195 Cowan Mill Rd Douglasville, GA	3.0	2.0	1860	$1,941	$1.04	5d	1	0.86mi
5734 Amalfi Way Douglasville, GA	3.0	1.5	1305	$1,560	$1.20	5d	1	1.14mi
5771 Macedin Dr Douglasville, GA	3.0	2.0	1478	$1,760	$1.19	24d	1	1.24mi
1 Rocky Ridge Blvd Douglasville, GA	1.0–3.0	1.0–2.0	1048	$2,052	$1.96	2d	24	1.37mi
3995 Yeager Rd Douglasville, GA	3.0	2.0	1371	$1,841	$1.34	2d	1	1.37mi
4140 Kingsbere Way Douglasville, GA	3.0	2.5	1568	$2,200	$1.40	2d	1	1.48mi
3468 Rocky Creek Dr Douglasville, GA	3.0	2.0	1460	$1,750	$1.20	19d	1	1.49mi
3874 N Quail Dr Douglasville, GA	3.0	2.0	1300	$1,850	$1.42	44d	1	1.50mi

Listing history 41 events

1. 2026-06-04
   statusdays on market $199,990 Active 41 DOM
2. 2026-05-11
   status Pending 537-char remark

   Show marketing remark (531 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home nestled in a quiet, established neighborhood - perfect for first-time homebuyers, homeowners looking to make it their own, or savvy investors seeking a great rental opportunity. Enjoy unbeatable convenience with premier shopping and dining at Arbor Place Mall just minutes away, easy access to I-20 in only 6 minutes, and world-class outdoor entertainment at the Greystone Amphitheater just 9 minutes down the road. This move-in ready gem is priced to sell and full of potential.

3. 2026-05-11
   status Under Contract 531-char remark

   Show marketing remark (531 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home nestled in a quiet, established neighborhood - perfect for first-time homebuyers, homeowners looking to make it their own, or savvy investors seeking a great rental opportunity. Enjoy unbeatable convenience with premier shopping and dining at Arbor Place Mall just minutes away, easy access to I-20 in only 6 minutes, and world-class outdoor entertainment at the Greystone Amphitheater just 9 minutes down the road. This move-in ready gem is priced to sell and full of potential.

4. 2026-05-01
   price $199,990 531-char remark

   Show marketing remark (537 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home nestled in a quiet, established neighborhood — perfect for first-time homebuyers, homeowners looking to make it their own, or savvy investors seeking a great rental opportunity. Enjoy unbeatable convenience with premier shopping and dining at Arbor Place Mall just minutes away, easy access to I-20 in only 6 minutes, and world-class outdoor entertainment at the Greystone Amphitheater just 9 minutes down the road. This move-in ready gem is priced to sell and full of potential.

5. 2026-05-01
   price $199,990 537-char remark

   Show marketing remark (537 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home nestled in a quiet, established neighborhood — perfect for first-time homebuyers, homeowners looking to make it their own, or savvy investors seeking a great rental opportunity. Enjoy unbeatable convenience with premier shopping and dining at Arbor Place Mall just minutes away, easy access to I-20 in only 6 minutes, and world-class outdoor entertainment at the Greystone Amphitheater just 9 minutes down the road. This move-in ready gem is priced to sell and full of potential.

6. 2026-04-17
   price $207,490 531-char remark

   Show marketing remark (537 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home nestled in a quiet, established neighborhood — perfect for first-time homebuyers, homeowners looking to make it their own, or savvy investors seeking a great rental opportunity. Enjoy unbeatable convenience with premier shopping and dining at Arbor Place Mall just minutes away, easy access to I-20 in only 6 minutes, and world-class outdoor entertainment at the Greystone Amphitheater just 9 minutes down the road. This move-in ready gem is priced to sell and full of potential.

7. 2026-04-17
   price $207,490 537-char remark

   Show marketing remark (537 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home nestled in a quiet, established neighborhood — perfect for first-time homebuyers, homeowners looking to make it their own, or savvy investors seeking a great rental opportunity. Enjoy unbeatable convenience with premier shopping and dining at Arbor Place Mall just minutes away, easy access to I-20 in only 6 minutes, and world-class outdoor entertainment at the Greystone Amphitheater just 9 minutes down the road. This move-in ready gem is priced to sell and full of potential.

8. 2026-04-10
   price $212,500 531-char remark

   Show marketing remark (537 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home nestled in a quiet, established neighborhood — perfect for first-time homebuyers, homeowners looking to make it their own, or savvy investors seeking a great rental opportunity. Enjoy unbeatable convenience with premier shopping and dining at Arbor Place Mall just minutes away, easy access to I-20 in only 6 minutes, and world-class outdoor entertainment at the Greystone Amphitheater just 9 minutes down the road. This move-in ready gem is priced to sell and full of potential.

9. 2026-04-10
   price $212,500 537-char remark

   Show marketing remark (537 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home nestled in a quiet, established neighborhood — perfect for first-time homebuyers, homeowners looking to make it their own, or savvy investors seeking a great rental opportunity. Enjoy unbeatable convenience with premier shopping and dining at Arbor Place Mall just minutes away, easy access to I-20 in only 6 minutes, and world-class outdoor entertainment at the Greystone Amphitheater just 9 minutes down the road. This move-in ready gem is priced to sell and full of potential.

10. 2026-04-01
    listed $219,990 Active 537-char remark

    Show marketing remark (531 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home nestled in a quiet, established neighborhood - perfect for first-time homebuyers, homeowners looking to make it their own, or savvy investors seeking a great rental opportunity. Enjoy unbeatable convenience with premier shopping and dining at Arbor Place Mall just minutes away, easy access to I-20 in only 6 minutes, and world-class outdoor entertainment at the Greystone Amphitheater just 9 minutes down the road. This move-in ready gem is priced to sell and full of potential.

11. 2026-04-01
    listed $219,990 New 531-char remark

    Show marketing remark (531 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home nestled in a quiet, established neighborhood - perfect for first-time homebuyers, homeowners looking to make it their own, or savvy investors seeking a great rental opportunity. Enjoy unbeatable convenience with premier shopping and dining at Arbor Place Mall just minutes away, easy access to I-20 in only 6 minutes, and world-class outdoor entertainment at the Greystone Amphitheater just 9 minutes down the road. This move-in ready gem is priced to sell and full of potential.

12. 2024-04-09
    historical $1,550
13. 2024-03-16
    listed $1,550
14. 2024-03-07
    historical $1,550
15. 2024-02-14
    listed $1,550
16. 2023-12-10
    historical $1,550
17. 2023-11-14
    price $1,550
18. 2023-09-06
    price $1,695
19. 2023-08-31
    listed $1,775
20. 2014-11-12
    price $65,000
21. 2012-09-19
    price $65,000
22. 2012-08-10
    soldstatus $65,000
23. 2012-08-07
    historical
24. 2012-08-01
    soldstatus $65,000 Sold
25. 2012-08-01
    soldstatus $65,000 Sold
26. 2012-08-01
    price $69,900
27. 2012-07-26
    status Pending
28. 2012-07-18
    historical
29. 2012-07-18
    historical Contingent - Due Diligence
30. 2012-07-15
    price $69,900
31. 2012-07-04
    listed $69,900 New
32. 2012-07-03
    listed $69,900 Active
33. 2012-06-30
    historical
34. 2012-05-07
    price $73,450
35. 2012-03-15
    status Back On Market
36. 2012-03-12
    historical
37. 2012-02-21
    price $79,750
38. 2012-01-19
    price $84,750
39. 2011-12-16
    listed $89,750 New
40. 2006-04-25
    soldstatus $103,000
41. 1982-08-31
    soldstatus $40,000

ⓘ 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: $2,526 · $210/mo
• Projected year-2 tax: $2,526 · $210/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 · 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: $23,610
• − Mortgage interest: −$11,203
• − Property taxes: −$2,526
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$5,818
• Taxable loss: −$714
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $2,712/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

+400.0% since first listed

40 events — show timeline

• 2026-05-11 Pending — FMLS
• 2026-05-11 Pending — GAMLS
• 2026-05-01 Price Changed $199,990 GAMLS
• 2026-05-01 Price Changed $199,990 FMLS
• 2026-04-17 Price Changed $207,490 GAMLS
• 2026-04-17 Price Changed $207,490 FMLS
• 2026-04-10 Price Changed $212,500 GAMLS
• 2026-04-10 Price Changed $212,500 FMLS
• 2026-04-01 Listed $219,990 GAMLS
• 2026-04-01 Listed $219,990 FMLS
• 2024-04-09 Rental Removed $1,550 GAMLS
• 2024-03-16 Listed for Rent $1,550 GAMLS
• 2024-03-07 Rental Removed $1,550 FMLS
• 2024-02-14 Listed for Rent $1,550 FMLS
• 2023-12-10 Rental Removed $1,550 GAMLS
• 2023-11-14 Price Changed $1,550 GAMLS
• 2023-09-06 Price Changed $1,695 GAMLS
• 2023-08-31 Listed for Rent $1,775 GAMLS
• 2014-11-12 Price Changed $65,000 GAMLS
• 2012-09-19 Price Changed $65,000 FMLS
• 2012-08-10 Sold (Public Records) $65,000 Public Records
• 2012-08-07 Listing Removed — FMLS
• 2012-08-01 Sold (MLS) $65,000 GAMLS
• 2012-08-01 Price Changed $69,900 FMLS
• 2012-08-01 Sold (MLS) $65,000 FMLS
• 2012-07-26 Pending — FMLS
• 2012-07-18 Listing Removed — GAMLS
• 2012-07-18 Contingent — FMLS
• 2012-07-15 Price Changed $69,900 GAMLS
• 2012-07-04 Listed $69,900 GAMLS
• 2012-07-03 Listed $69,900 FMLS
• 2012-06-30 Listing Removed — GAMLS
• 2012-05-07 Price Changed $73,450 GAMLS
• 2012-03-15 Relisted — GAMLS
• 2012-03-12 Listing Removed — GAMLS
• 2012-02-21 Price Changed $79,750 GAMLS
• 2012-01-19 Price Changed $84,750 GAMLS
• 2011-12-16 Listed $89,750 GAMLS
• 2006-04-25 Sold (Public Records) $103,000 Public Records
• 1982-08-31 Sold (Public Records) $40,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,526 · -0.2% YoY. Source: county tax records.