3750 Paul St · Douglasville, GA 30135

$249,900

3 bd · 2.0 ba · 1,818 sqft · SingleFamily public records · 13 Days on market

Built 1971 0.30 ac lot Est $276k · 10% under

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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 +14.0/30.0
• ARV discount +11.8/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• 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 three-bedroom, two-bathroom home located in the desirable Rolling Hills neighborhood. This home features an open floorplan that creates a seamless and airy flow throughout the main living areas, making it a highly functional space for daily living and entertaining. The kitchen is practically designed, boasting durable laminate countertops perfectly complemented by a modern mix of black and stainless steel appliances. Conveniently located near shopping, dining, and schools, this location offers easy access to everyday essentials. Schedule your private showing today!

Key facts

• Open floorplan
• 0.3 acre lot
• 2 parking spots

Tags

• OPEN FLOORPLAN
• DURABLE LAMINATE COUNTERTOPS
• ROLLING HILLS NEIGHBORHOOD

Property features AI

Exterior

• Parking: Carport parking (2 covered spaces, total 2 parking spaces)
• Utilities: Public water; Public sewer; Electric service (110V, plus 220V in laundry); Cable available; Natural gas available; Phone available
• Home design: One-level home; Resale property
• Construction: Brick and vinyl siding exterior; Composition/shingle roof; Slab foundation; Built with additional other structures
• Exterior features: Deck; Rain gutters; Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Laminate counters; Open view to family room; Dishwasher; Microwave; Refrigerator; Range hood
• Bedrooms: Three main-level bedrooms; Master bedroom on main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms; Master bathroom with shower-only
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Partial basement; Bonus room
• Laundry & utility: Laundry located in basement; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $31 ($376/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 $223k (10.9% below list).
• Recommended offer: $223k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Chestnut Log Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 726 students, 78% 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 69% FRL vs 53% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 595 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $7k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y 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 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,735 (10.9% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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?
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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $276,336
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3849 Bentley Dr	0.21mi	3/2.0	1,904 (+5%)	9mo	$220,000	$116	74
3719 Paul St	0.06mi	3/2.0	1,620 (-11%)	13mo	$289,900	$179	68
3759 Paul St	0.04mi	3/2.0	1,593 (-12%)	18mo	$180,000	$113	62
3170 W Point Cir	0.34mi	3/2.0	2,016 (+11%)	11mo	$263,000	$130	57
3756 Longview Dr	0.43mi	3/2.0	1,712 (-6%)	18mo	$260,000	$152	56
3725 Longview Dr	0.39mi	4/2.0 (+1)	1,702 (-6%)	15mo	$312,000	$183	54
3174 W Point Cir	0.34mi	3/3.0	1,596 (-12%)	21mo	$233,000	$146	42
2675 Springside Ct	0.74mi	3/2.0	1,584 (-13%)	12mo	$323,000	$204	34
3465 Spring Ridge Dr	0.71mi	4/3.0 (+1)	1,702 (-6%)	22mo	$342,900	$201	29

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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-44,822
• Equity at exit: $37,261

10-year hold

• IRR: -18.6%
• Equity multiple: 0.13×
• Total profit: $-60,931
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$314 /mo · $3,764/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $31

Break-even live

Break-even rent $2,188

Max offer price $249,900

Occupancy floor 94%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3715 Longview Dr Douglasville, GA	3.0	2.0	1704	$1,819	$1.07	24d	1	0.41mi
2301 Carlton Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1050	$2,465	$2.35	1d	12	0.70mi
5013 Amethyst Dr Douglasville, GA	4.0	2.5	1729	$2,275	$1.32	44d	1	0.79mi
4311 Denton Dr Unit 4311 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	24d	1	0.80mi
5610 Fetlock Way Unit 5610 , GA	3.0	2.5	1616	$2,199	$1.36	24d	1	0.84mi
4191 Denton Dr Unit 4191 , GA	3.0	2.5	1805	$2,199	$1.22	5d	1	0.86mi
4000 Denton Dr Unit 4000 Douglasville, GA	3.0	2.5	1616	$2,199	$1.36	5d	1	0.87mi
4100 Denton Dr Unit 4100 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	4d	1	0.88mi
3901 Denton Dr Unit 3901 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	44d	1	0.88mi
2501 Canter Ln Douglasville, GA	3.0	2.5	1710	$2,274	$1.33	2d	8	0.92mi
2836 Bomar Rd Douglasville, GA	4.0	1.5	1675	$1,536	$0.92	44d	1	0.94mi
3970 Denton Dr Unit 3970 Douglasville, GA	3.0	2.5	1805	$2,299	$1.27	17d	1	0.96mi
3790 Denton Dr Unit 3790 Douglasville, GA	3.0	2.5	1805	$2,199	$1.22	24d	1	0.96mi
3751 Denton Dr Unit 3751 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	44d	1	0.96mi
4031 Denton Dr Unit 4031 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	44d	1	0.96mi
2270 Shawnee Trl Douglasville, GA	4.0	2.5	1886	$2,250	$1.19	5d	1	0.96mi
3310 S Whisper Dr Douglasville, GA	3.0	2.0	2208	$1,795	$0.81	5d	1	1.01mi
3009 Acacia Cir Douglasville, GA	3.0	2.5	1421	$2,200	$1.55	13d	1	1.11mi
2010 Ayla Dr Douglasville, GA	3.0	2.5	1421	$2,000	$1.41	13d	1	1.12mi
3385 Newberry Ln Douglasville, GA	3.0	2.0	1697	$2,049	$1.21	5d	1	1.14mi
8757 Danley Dr Douglasville, GA	4.0	2.5	2567	$2,900	$1.13	24d	1	1.14mi
2196 Stenger Rd Douglasville, GA	4.0	2.5	1900	$2,200	$1.16	19d	1	1.29mi
2800 Foxfield Pkwy Douglasville, GA	1.0–3.0	1.0–3.0	1067	$2,485	$2.33	1d	21	1.35mi
3165 Laura Ln Douglasville, GA	3.0	2.5	1818	$2,000	$1.10	44d	1	1.38mi
3153 Pritchards Trce Douglasville, GA	3.0	2.0	1560	$2,048	$1.31	3d	1	1.40mi
3196 Wallace Lake Rd Douglasville, GA	3.0	3.0	1776	$1,760	$0.99	24d	1	1.45mi
3237 Carmel Dr Douglasville, GA	3.0	2.0	2130	$1,860	$0.87	24d	1	1.45mi
3175 Wallace Lake Rd Douglasville, GA	3.0	1.0	1500	$1,900	$1.27	44d	1	1.45mi

Listing history 9 events

1. 2026-06-18
   days on market $249,900 Active 13 DOM
2. 2026-06-17
   days on market $249,900 Active 12 DOM
3. 2026-06-16
   days on market $249,900 Active 11 DOM
4. 2026-06-15
   days on market $249,900 Active 10 DOM
5. 2026-06-13
   days on market $249,900 Active 8 DOM
6. 2026-06-09
   days on market $249,900 Active 4 DOM
7. 2026-06-08
   days on market $249,900 Active 3 DOM
8. 2026-06-07
   remarks 587-char remark
9. 2026-06-07
   listed $249,900 Active 2 DOM

ⓘ 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: $3,764 · $314/mo
• Projected year-2 tax: $3,764 · $314/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 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: $26,728
• − Mortgage interest: −$13,998
• − Property taxes: −$3,764
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$7,270
• Taxable loss: −$3,829
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $1,295/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

• Census place: Douglasville, GA
• 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

+225.0% since first listed

24 events — show timeline

• 2026-06-05 Listed $249,900 GAMLS
• 2026-06-05 Listed $249,900 FMLS
• 2022-11-29 Rental Removed — GAMLS
• 2022-07-07 Sold (Public Records) $245,000 Public Records
• 2022-07-05 Sold (MLS) $245,000 FMLS
• 2022-07-05 Sold (MLS) $245,000 GAMLS
• 2022-06-24 Pending — FMLS
• 2022-06-17 Pending — FMLS
• 2022-06-13 Contingent — FMLS
• 2022-06-13 Relisted — FMLS
• 2022-06-08 Pending — FMLS
• 2022-06-02 Contingent — FMLS
• 2022-06-02 Pending — GAMLS
• 2022-05-27 Listed $240,000 FMLS
• 2022-05-27 Listed $240,000 GAMLS
• 2018-01-16 Sold (Public Records) $97,500 Public Records
• 2018-01-12 Sold (MLS) $97,500 GAMLS
• 2018-01-12 Sold (MLS) $97,500 FMLS
• 2017-12-13 Pending — FMLS
• 2017-12-05 Pending — GAMLS
• 2017-12-05 Contingent — FMLS
• 2017-12-04 Listed $97,500 GAMLS
• 2017-12-04 Listed $97,500 FMLS
• 1998-08-10 Sold (Public Records) $76,900 Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,764 · +8.0% YoY. Source: county tax records.