2320 Washington Dr · Douglasville, GA 30135

$365,000

3 bd · 3.5 ba · 3,159 sqft · SingleFamily public records · 190 Days on market

Built 2003 0.35 ac lot $116/sqft · 19% below area Est $453k · 19% under $35/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• 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

Price Reduced to $395,000! Welcome to this beautifully appointed 3-bedroom, 3-bathroom brick home nestled in the sought-after Mount Vernon Point subdivision. From the moment you step inside, the grand two-story foyer sets the tone for the sophisticated design and premium finishes found throughout. The main level features a formal living room, elegant dining room, and a spacious family room that flows seamlessly into the gourmet kitchen - complete with a center island and sunny breakfast area, perfect for both everyday living and entertaining. Retreat to the expansive master suite, where a spa-inspired bathroom offers a peaceful escape at the end of the day. The fully finished basement provides incredible flexibility - whether you envision a home theater, private office, fitness studio, or entertainment space, the possibilities are endless. Step outside and enjoy access to the community swimming pool, tennis courts, and a beautifully appointed clubhouse. Located in desirable Douglasville with convenient access to I-20, schools, and a variety of dining and shopping options. This home has it all - don't miss your chance to make it yours!

Key facts

• 0.35 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $111 ($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 $293k (19.7% below list).
• Recommended offer: $293k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 37% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 190 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $228k; list at $365k implies a 60% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,271 (19.7% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (median comp): $453,090
• List price: $365,000
• Delta: -19.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3327 Surveyor Ct	0.46mi	4/2.5 (+1)	3,148 (-0%)	1mo	$436,000	$139	68
9900 Ashford Green Way	0.73mi	3/3.5	3,036 (-4%)	8mo	$465,000	$153	53
3243 Bakewell St	0.69mi	4/3.5 (+1)	3,275 (+4%)	8mo	$483,500	$148	50
9870 Ashton Old Rd	0.72mi	4/3.0 (+1)	3,106 (-2%)	16mo	$531,368	$171	43
9920 Stretford Rd	0.75mi	4/3.5 (+1)	3,129 (-1%)	21mo	$515,314	$165	41
9884 Ashton Old Rd	0.74mi	4/3.0 (+1)	3,236 (+2%)	24mo	$559,990	$173	34
3176 Ancoats St	0.69mi	4/3.5 (+1)	2,930 (-7%)	24mo	$493,229	$168	31
3171 Ancoats St	0.70mi	4/3.0 (+1)	2,912 (-8%)	21mo	$519,990	$179	30
3172 Ancoats St	0.74mi	4/2.5 (+1)	2,771 (-12%)	21mo	$473,055	$171	18

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-60,591
• Equity at exit: $54,423

10-year hold

• IRR: -14.9%
• Equity multiple: 0.25×
• Total profit: $-76,664
• Equity at exit: $31,559

Cash invested: $102,200 (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 30135

• Rents YoY: 0.1%
• Active inventory: 595
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,933 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$152
• HOA: −$35
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $111

Break-even live

Break-even rent $2,792

Max offer price $365,000

Occupancy floor 91%

Sensitivity live

Price	-10% $318	-5% $214	+0% $111	+5% $8	+10% $-95
Rent	-10% $-121	-5% $-5	+0% $111	+5% $227	+10% $343
Rate	-1.0pp $295	-0.5pp $204	base $111	+0.5pp $17	+1.0pp $-80

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3227 Bakewell St Douglasville, GA	4.0	4.0	3365	$3,095	$0.92	22d	1	0.67mi
3355 Palmer Lake Pointe Douglasville, GA	4.0	4.0	3300	$3,300	$1.00	44d	1	0.89mi
4059 Tarnwood Pl Douglasville, GA	4.0	2.5	2740	$2,779	$1.01	5d	1	1.40mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $365,000 Active 190 DOM
2. 2026-06-17
   days on market $365,000 Active 189 DOM
3. 2026-06-16
   days on market $365,000 Active 188 DOM
4. 2026-06-15
   days on market $365,000 Active 187 DOM
5. 2026-06-13
   days on market $365,000 Active 185 DOM
6. 2026-06-09
   days on market $365,000 Active 181 DOM
7. 2026-06-08
   days on market $365,000 Active 180 DOM
8. 2026-06-07
   days on market $365,000 Active 179 DOM
9. 2026-06-04
   days on market $365,000 Active 176 DOM
10. 2026-06-03
    pricedays on market $365,000 Active 175 DOM
11. 2026-06-02
    days on market $389,999 Active 174 DOM
12. 2026-06-01
    days on market $389,999 Active 173 DOM
13. 2026-05-31
    days on market $389,999 Active 172 DOM
14. 2026-04-23
    price $389,999 1157-char remark

    Show marketing remark (1296 chars)

    ?? Price Reduced to $395,000! Welcome to this beautifully appointed 3-bedroom, 3-bathroom brick home nestled in the sought-after Mount Vernon Point subdivision. From the moment you step inside, the grand two-story foyer sets the tone for the sophisticated design and premium finishes found throughout. The main level features a formal living room, elegant dining room, and a spacious family room that flows seamlessly into the gourmet kitchen — complete with a center island and sunny breakfast area, perfect for both everyday living and entertaining. Retreat to the expansive master suite, where a spa-inspired bathroom offers a peaceful escape at the end of the day. The fully finished basement provides incredible flexibility — whether you envision a home theater, private office, fitness studio, or entertainment space, the possibilities are endless. Step outside and enjoy access to the community swimming pool, tennis courts, and a beautifully appointed clubhouse. Located in desirable Douglasville with convenient access to I-20, schools, and a variety of dining and shopping options. This home has it all — don’t miss your chance to make it yours! Situated in beautiful Douglasville with quick access to schools, I-20, and dining and shopping destinations.

15. 2026-04-23
    price $389,999 1296-char remark

    Show marketing remark (1296 chars)

    ?? Price Reduced to $395,000! Welcome to this beautifully appointed 3-bedroom, 3-bathroom brick home nestled in the sought-after Mount Vernon Point subdivision. From the moment you step inside, the grand two-story foyer sets the tone for the sophisticated design and premium finishes found throughout. The main level features a formal living room, elegant dining room, and a spacious family room that flows seamlessly into the gourmet kitchen — complete with a center island and sunny breakfast area, perfect for both everyday living and entertaining. Retreat to the expansive master suite, where a spa-inspired bathroom offers a peaceful escape at the end of the day. The fully finished basement provides incredible flexibility — whether you envision a home theater, private office, fitness studio, or entertainment space, the possibilities are endless. Step outside and enjoy access to the community swimming pool, tennis courts, and a beautifully appointed clubhouse. Located in desirable Douglasville with convenient access to I-20, schools, and a variety of dining and shopping options. This home has it all — don’t miss your chance to make it yours! Situated in beautiful Douglasville with quick access to schools, I-20, and dining and shopping destinations.

16. 2026-03-01
    price $395,000 1157-char remark

    Show marketing remark (1296 chars)

    ?? Price Reduced to $395,000! Welcome to this beautifully appointed 3-bedroom, 3-bathroom brick home nestled in the sought-after Mount Vernon Point subdivision. From the moment you step inside, the grand two-story foyer sets the tone for the sophisticated design and premium finishes found throughout. The main level features a formal living room, elegant dining room, and a spacious family room that flows seamlessly into the gourmet kitchen — complete with a center island and sunny breakfast area, perfect for both everyday living and entertaining. Retreat to the expansive master suite, where a spa-inspired bathroom offers a peaceful escape at the end of the day. The fully finished basement provides incredible flexibility — whether you envision a home theater, private office, fitness studio, or entertainment space, the possibilities are endless. Step outside and enjoy access to the community swimming pool, tennis courts, and a beautifully appointed clubhouse. Located in desirable Douglasville with convenient access to I-20, schools, and a variety of dining and shopping options. This home has it all — don’t miss your chance to make it yours! Situated in beautiful Douglasville with quick access to schools, I-20, and dining and shopping destinations.

17. 2026-03-01
    price $395,000 1296-char remark

    Show marketing remark (1296 chars)

    ?? Price Reduced to $395,000! Welcome to this beautifully appointed 3-bedroom, 3-bathroom brick home nestled in the sought-after Mount Vernon Point subdivision. From the moment you step inside, the grand two-story foyer sets the tone for the sophisticated design and premium finishes found throughout. The main level features a formal living room, elegant dining room, and a spacious family room that flows seamlessly into the gourmet kitchen — complete with a center island and sunny breakfast area, perfect for both everyday living and entertaining. Retreat to the expansive master suite, where a spa-inspired bathroom offers a peaceful escape at the end of the day. The fully finished basement provides incredible flexibility — whether you envision a home theater, private office, fitness studio, or entertainment space, the possibilities are endless. Step outside and enjoy access to the community swimming pool, tennis courts, and a beautifully appointed clubhouse. Located in desirable Douglasville with convenient access to I-20, schools, and a variety of dining and shopping options. This home has it all — don’t miss your chance to make it yours! Situated in beautiful Douglasville with quick access to schools, I-20, and dining and shopping destinations.

18. 2025-12-10
    listed $415,000 Active 1296-char remark

    Show marketing remark (1296 chars)

    ?? Price Reduced to $395,000! Welcome to this beautifully appointed 3-bedroom, 3-bathroom brick home nestled in the sought-after Mount Vernon Point subdivision. From the moment you step inside, the grand two-story foyer sets the tone for the sophisticated design and premium finishes found throughout. The main level features a formal living room, elegant dining room, and a spacious family room that flows seamlessly into the gourmet kitchen — complete with a center island and sunny breakfast area, perfect for both everyday living and entertaining. Retreat to the expansive master suite, where a spa-inspired bathroom offers a peaceful escape at the end of the day. The fully finished basement provides incredible flexibility — whether you envision a home theater, private office, fitness studio, or entertainment space, the possibilities are endless. Step outside and enjoy access to the community swimming pool, tennis courts, and a beautifully appointed clubhouse. Located in desirable Douglasville with convenient access to I-20, schools, and a variety of dining and shopping options. This home has it all — don’t miss your chance to make it yours! Situated in beautiful Douglasville with quick access to schools, I-20, and dining and shopping destinations.

19. 2025-11-24
    listed $415,000 New 1157-char remark

    Show marketing remark (1157 chars)

    Price Reduced to $395,000! Welcome to this beautifully appointed 3-bedroom, 3-bathroom brick home nestled in the sought-after Mount Vernon Point subdivision. From the moment you step inside, the grand two-story foyer sets the tone for the sophisticated design and premium finishes found throughout. The main level features a formal living room, elegant dining room, and a spacious family room that flows seamlessly into the gourmet kitchen - complete with a center island and sunny breakfast area, perfect for both everyday living and entertaining. Retreat to the expansive master suite, where a spa-inspired bathroom offers a peaceful escape at the end of the day. The fully finished basement provides incredible flexibility - whether you envision a home theater, private office, fitness studio, or entertainment space, the possibilities are endless. Step outside and enjoy access to the community swimming pool, tennis courts, and a beautifully appointed clubhouse. Located in desirable Douglasville with convenient access to I-20, schools, and a variety of dining and shopping options. This home has it all - don't miss your chance to make it yours!

20. 2025-11-14
    historical $415,000 1157-char remark

    Show marketing remark (1157 chars)

    Price Reduced to $395,000! Welcome to this beautifully appointed 3-bedroom, 3-bathroom brick home nestled in the sought-after Mount Vernon Point subdivision. From the moment you step inside, the grand two-story foyer sets the tone for the sophisticated design and premium finishes found throughout. The main level features a formal living room, elegant dining room, and a spacious family room that flows seamlessly into the gourmet kitchen - complete with a center island and sunny breakfast area, perfect for both everyday living and entertaining. Retreat to the expansive master suite, where a spa-inspired bathroom offers a peaceful escape at the end of the day. The fully finished basement provides incredible flexibility - whether you envision a home theater, private office, fitness studio, or entertainment space, the possibilities are endless. Step outside and enjoy access to the community swimming pool, tennis courts, and a beautifully appointed clubhouse. Located in desirable Douglasville with convenient access to I-20, schools, and a variety of dining and shopping options. This home has it all - don't miss your chance to make it yours!

21. 2025-11-11
    historical $415,000 1296-char remark

    Show marketing remark (1296 chars)

    ?? Price Reduced to $395,000! Welcome to this beautifully appointed 3-bedroom, 3-bathroom brick home nestled in the sought-after Mount Vernon Point subdivision. From the moment you step inside, the grand two-story foyer sets the tone for the sophisticated design and premium finishes found throughout. The main level features a formal living room, elegant dining room, and a spacious family room that flows seamlessly into the gourmet kitchen — complete with a center island and sunny breakfast area, perfect for both everyday living and entertaining. Retreat to the expansive master suite, where a spa-inspired bathroom offers a peaceful escape at the end of the day. The fully finished basement provides incredible flexibility — whether you envision a home theater, private office, fitness studio, or entertainment space, the possibilities are endless. Step outside and enjoy access to the community swimming pool, tennis courts, and a beautifully appointed clubhouse. Located in desirable Douglasville with convenient access to I-20, schools, and a variety of dining and shopping options. This home has it all — don’t miss your chance to make it yours! Situated in beautiful Douglasville with quick access to schools, I-20, and dining and shopping destinations.

22. 2003-04-17
    soldstatus $228,000

ⓘ 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: $1,254 · $105/mo
• Projected year-2 tax: $3,358 · $280/mo
• Expected delta: +$2,104/yr (+$175/mo · 167.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $35,193
• − Mortgage interest: −$20,446
• − Property taxes: −$1,254
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,815
• − Management: −$2,815
• − HOA: −$420
• − Depreciation: −$10,618
• Taxable loss: −$5,002
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $2,534/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

+71.1% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $389,999 GAMLS
• 2026-04-23 Price Changed $389,999 FMLS
• 2026-03-01 Price Changed $395,000 GAMLS
• 2026-03-01 Price Changed $395,000 FMLS
• 2025-12-10 Listed $415,000 FMLS
• 2025-11-24 Listed $415,000 GAMLS
• 2025-11-14 Coming Soon $415,000 GAMLS
• 2025-11-11 Coming Soon $415,000 FMLS
• 2003-04-17 Sold (Public Records) $228,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,254 · +0.0% YoY. Source: county tax records.