6896 Florence Dr · Lithia Springs, GA 30122

$179,900

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 97 Days on market

Built 1960 0.42 ac lot $100/sqft · 34% below area Est $272k · 34% under ↓ 5% since listing

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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 +5.1/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming brick split-level home offering space, comfort, and an unbeatable location! Inside, you'll find a large family room perfect for relaxing or entertaining, along with a formal dining room ideal for gatherings and special occasions. The eat-in kitchen features ample cabinet space and plenty of room for everyday meals. This home offers three generously sized bedrooms, providing comfortable living for family and guests. Enjoy peaceful mornings or evening relaxation on the screened-in patio overlooking the large backyard, which offers plenty of room for a pool, outdoor toys, gardening, or entertaining. The full unfinished basement provides endless possibilities for storage, a workshop, or future expansion. Conveniently located within walking distance to Lithia Springs Elementary, just 5-6 minutes from I-20, and only about 15 minutes to Atlanta, this home perfectly combines space, potential, and accessibility. "Only owner occupant buyers are eligible for first 30 days of listing through First Look Program."

Key facts

• Large family room
• Formal dining room
• Screened-in patio

Tags

• BRICK SPLIT-LEVEL HOME
• LARGE FAMILY ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• SCREENED-IN PATIO
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.6% in Lithia Springs — 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 62/100 on livability (#311 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools 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 soft (-0.7%/yr); 159 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/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 $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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $271,673
• List price: $179,900
• Delta: -33.78%
• 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
6880 Mark Turner Rd	0.09mi	3/3.0	1,908 (+6%)	10mo	$272,000	$143	72
7139 Linda Dr	0.55mi	3/2.0	1,798 (+0%)	20mo	$235,000	$131	57
3840 Whitaker Ln	0.38mi	3/2.0	1,588 (-11%)	11mo	$180,000	$113	54
6648 Florence Dr	0.40mi	3/2.0	1,599 (-11%)	12mo	$225,000	$141	53
1612 Sky Crest Dr	0.49mi	4/3.0 (+1)	1,900 (+6%)	13mo	$343,500	$181	47
2521 Citrine Cross	0.65mi	4/2.0 (+1)	1,644 (-8%)	6mo	$275,000	$167	46
6687 Florence Dr	0.32mi	4/3.0 (+1)	1,992 (+11%)	14mo	$419,999	$211	45
6658 Marsh Ave	0.41mi	3/2.0	1,588 (-11%)	20mo	$165,000	$104	45
3339 Brenda Ln	0.69mi	3/2.0	1,661 (-7%)	13mo	$269,000	$162	44
6746 Old Beulah Rd	0.70mi	3/3.0	1,742 (-3%)	17mo	$190,000	$109	44
3375 Brenda Ln	0.65mi	3/2.0	1,562 (-13%)	11mo	$250,000	$160	39
6906 Cherry Cir	0.72mi	3/1.5	1,554 (-13%)	7mo	$249,000	$160	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.56×
• Total profit: $-22,319
• Equity at exit: $26,824

10-year hold

• IRR: -9.0%
• Equity multiple: 0.52×
• Total profit: $-24,265
• Equity at exit: $15,554

Cash invested: $50,372 (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 30122

• Home prices YoY: -27.4%
• Rents YoY: -0.7%
• Active inventory: 159
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $190

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 85%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6739 S Sweetwater Rd Lithia Springs, GA	2.0	1.0	1442	$1,450	$1.01	44d	1	0.28mi
6698 Baker Dr Lithia Springs, GA	3.0	2.0	1308	$1,800	$1.38	43d	1	0.39mi
3946 Creel Dr Lithia Springs, GA	3.0	1.5	1800	$1,595	$0.89	5d	1	0.79mi
4178 S Martin Way Lithia Springs, GA	3.0	2.0	1520	$1,825	$1.20	43d	1	0.92mi
1247 Matt Moore Ct Lithia Springs, GA	4.0	2.5	2123	$2,270	$1.07	2d	1	0.94mi
2761 Groovers Lake Pt Lithia Springs, GA	3.0	2.5	2548	$2,250	$0.88	2d	1	0.95mi
4355 Donegal Cir Lithia Springs, GA	3.0	1.0	1232	$1,670	$1.36	43d	1	1.19mi
4349 Parkview Dr Lithia Springs, GA	3.0	2.0	1292	$1,775	$1.37	43d	1	1.20mi
6403 Kensington Ct Austell, GA	4.0	2.0	1352	$1,674	$1.24	24d	1	1.47mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $179,900 Pending 97 DOM
2. 2026-06-09
   days on market $179,900 Active 96 DOM
3. 2026-06-08
   days on market $179,900 Active 95 DOM
4. 2026-06-07
   days on market $179,900 Active 94 DOM
5. 2026-06-04
   days on market $179,900 Active 91 DOM
6. 2026-06-03
   days on market $179,900 Active 90 DOM
7. 2026-06-02
   pricedays on market $179,900 Active 89 DOM
8. 2026-06-01
   days on market $189,900 Active 88 DOM
9. 2026-05-31
   days on market $189,900 Active 87 DOM
10. 2026-04-08
    price $189,900 1050-char remark

    Show marketing remark (1064 chars)

    Welcome to this charming brick split-level home offering space, comfort, and an unbeatable location! Inside, you’ll find a large family room perfect for relaxing or entertaining, along with a formal dining room ideal for gatherings and special occasions. The eat-in kitchen features ample cabinet space and plenty of room for everyday meals. This home offers three generously sized bedrooms, providing comfortable living for family and guests. Enjoy peaceful mornings or evening relaxation on the screened-in patio overlooking the large backyard, which offers plenty of room for a pool, outdoor toys, gardening, or entertaining. The full unfinished basement provides endless possibilities for storage, a workshop, or future expansion. Conveniently located within walking distance to Lithia Springs Elementary, just 5–6 minutes from I-20, and only about 15 minutes to Atlanta, this home perfectly combines space, potential, and accessibility. “Only owner occupant buyers are eligible for first 30 days of listing through First Look Program.”

11. 2026-04-08
    price $189,900 1064-char remark

    Show marketing remark (1064 chars)

    Welcome to this charming brick split-level home offering space, comfort, and an unbeatable location! Inside, you’ll find a large family room perfect for relaxing or entertaining, along with a formal dining room ideal for gatherings and special occasions. The eat-in kitchen features ample cabinet space and plenty of room for everyday meals. This home offers three generously sized bedrooms, providing comfortable living for family and guests. Enjoy peaceful mornings or evening relaxation on the screened-in patio overlooking the large backyard, which offers plenty of room for a pool, outdoor toys, gardening, or entertaining. The full unfinished basement provides endless possibilities for storage, a workshop, or future expansion. Conveniently located within walking distance to Lithia Springs Elementary, just 5–6 minutes from I-20, and only about 15 minutes to Atlanta, this home perfectly combines space, potential, and accessibility. “Only owner occupant buyers are eligible for first 30 days of listing through First Look Program.”

12. 2026-03-05
    listed $199,900 New 1050-char remark

    Show marketing remark (1064 chars)

    Welcome to this charming brick split-level home offering space, comfort, and an unbeatable location! Inside, you’ll find a large family room perfect for relaxing or entertaining, along with a formal dining room ideal for gatherings and special occasions. The eat-in kitchen features ample cabinet space and plenty of room for everyday meals. This home offers three generously sized bedrooms, providing comfortable living for family and guests. Enjoy peaceful mornings or evening relaxation on the screened-in patio overlooking the large backyard, which offers plenty of room for a pool, outdoor toys, gardening, or entertaining. The full unfinished basement provides endless possibilities for storage, a workshop, or future expansion. Conveniently located within walking distance to Lithia Springs Elementary, just 5–6 minutes from I-20, and only about 15 minutes to Atlanta, this home perfectly combines space, potential, and accessibility. “Only owner occupant buyers are eligible for first 30 days of listing through First Look Program.”

13. 2026-03-05
    listed $199,900 Active 1064-char remark

    Show marketing remark (1064 chars)

    Welcome to this charming brick split-level home offering space, comfort, and an unbeatable location! Inside, you’ll find a large family room perfect for relaxing or entertaining, along with a formal dining room ideal for gatherings and special occasions. The eat-in kitchen features ample cabinet space and plenty of room for everyday meals. This home offers three generously sized bedrooms, providing comfortable living for family and guests. Enjoy peaceful mornings or evening relaxation on the screened-in patio overlooking the large backyard, which offers plenty of room for a pool, outdoor toys, gardening, or entertaining. The full unfinished basement provides endless possibilities for storage, a workshop, or future expansion. Conveniently located within walking distance to Lithia Springs Elementary, just 5–6 minutes from I-20, and only about 15 minutes to Atlanta, this home perfectly combines space, potential, and accessibility. “Only owner occupant buyers are eligible for first 30 days of listing through First Look Program.”

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $21,776
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$5,233
• Taxable loss: −$617
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $2,432/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 — Lithia Springs

• Score: 62/100
• State rank: #311
• US rank: #16881

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C- Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lithia Springs, GA
• County: Douglas County · 141,416 people
• City population: 27,036
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,036
• Household income: $69,257
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 835.0

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 53% White 21% Hispanic / Latino 21% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Hispanic 1% Swedish 1% Romanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 75% English-only · Spanish 18% French/Haitian/Cajun 1% 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: ▼ -88.34%
• Current HPI: 233.5045
• Rent YoY: ▼ -0.67%
• 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

-5.0% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $189,900 GAMLS
• 2026-04-08 Price Changed $189,900 FMLS
• 2026-03-05 Listed $199,900 FMLS
• 2026-03-05 Listed $199,900 GAMLS

Property tax history

+2.5%/yr

Latest (2025): $281 · +0.0% YoY. Source: county tax records.