6847 S Lakewood Ter · Douglasville, GA 30135

$200,000

3 bd · 2.0 ba · 1,370 sqft · SingleFamily public records · 329 Days on market

Built 1988 $146/sqft · 24% below area Est $265k · 24% under $32/mo HOA · 2% of rent ↓ 53% 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• 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

Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater....New Stove.....New You.....

Key facts

• New stove
• New water heater
• $32 HOA

Tags

• NEW WATER HEATER
• NEW STOVE

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 $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 329 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.02% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (median comp): $264,662
• List price: $200,000
• Delta: -24.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9478 Parkwood Dr	0.14mi	3/2.0	1,473 (+8%)	23mo	$222,000	$151	61
6835 W Woodridge Pl	0.25mi	3/2.0	1,474 (+8%)	22mo	$245,000	$166	57
5556 Woodland Dr	0.61mi	2/2.5 (-1)	1,542 (+13%)	20mo	$267,900	$174	27

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-25,106
• Equity at exit: $29,821

10-year hold

• IRR: -9.1%
• Equity multiple: 0.51×
• Total profit: $-27,370
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$242 /mo · $2,898/yr
• Insurance: −$83
• HOA: −$32
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $205

Break-even live

Break-even rent $1,779

Max offer price $200,000

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4140 Kingsbere Way Douglasville, GA	3.0	2.5	1568	$2,200	$1.40	2d	1	0.54mi
3000 Highway 5 Douglasville, GA	1.0–3.0	1.0–2.0	1116	$1,896	$1.70	2d	23	0.66mi
4406 Ryan St Douglasville, GA	3.0	2.5	1568	$2,000	$1.28	44d	1	0.67mi
4406 Ryan St Douglasville, GA	3.0	2.5	1568	$1,950	$1.24	24d	1	0.67mi
2988 Heritage Valley Ct Douglasville, GA	3.0	2.0	1628	$1,890	$1.16	44d	1	0.70mi
50 Carrington Ln Douglasville, GA	1.0–3.0	1.0–2.0	1112	$1,885	$1.69	2d	7	0.84mi
3421 W Stewarts Mill Rd Douglasville, GA	1.0–3.0	1.0–2.0	971	$1,965	$2.02	3d	10	0.85mi
4839 Lehigh Dr Douglasville, GA	2.0	2.0	1300	$4,500	$3.46	44d	1	1.02mi
5832 Stewart Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1128	$2,032	$1.80	1d	20	1.04mi
1 Rocky Ridge Blvd Douglasville, GA	1.0–3.0	1.0–2.0	1048	$2,052	$1.96	2d	24	1.08mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	19d	1	1.21mi
4642 Elmhurst Dr Douglasville, GA	3.0	2.0	1385	$1,900	$1.37	4d	1	1.36mi
5407 Wilder Dr Douglasville, GA	3.0	2.0	1670	$1,650	$0.99	44d	1	1.38mi
4634 Five Leaves Ct Douglasville, GA	3.0	2.0	1615	$1,865	$1.15	15d	1	1.40mi
3492 Highway 5 Douglasville, GA	1.0–2.0	1.0–2.0	887	$1,399	$1.58	2d	7	1.42mi
5346 Orchard Pl Unit 5346 Douglasville, GA	3.0	2.0	1525	$1,700	$1.11	4d	1	1.48mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: water

Listing history 39 events

1. 2026-06-18
   days on market $200,000 Active 329 DOM
2. 2026-06-17
   days on market $200,000 Active 328 DOM
3. 2026-06-16
   days on market $200,000 Active 327 DOM
4. 2026-06-15
   days on market $200,000 Active 326 DOM
5. 2026-06-13
   days on market $200,000 Active 324 DOM
6. 2026-06-09
   days on market $200,000 Active 320 DOM
7. 2026-06-08
   days on market $200,000 Active 319 DOM
8. 2026-06-07
   days on market $200,000 Active 318 DOM
9. 2026-06-04
   days on market $200,000 Active 315 DOM
10. 2026-06-03
    days on market $200,000 Active 314 DOM
11. 2026-06-02
    days on market $200,000 Active 313 DOM
12. 2026-06-01
    days on market $200,000 Active 312 DOM
13. 2026-05-31
    days on market $200,000 Active 311 DOM
14. 2026-02-05
    price $200,000 354-char remark

    Show marketing remark (358 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater.... New Stove.....New You.......

15. 2026-02-05
    price $200,000 358-char remark

    Show marketing remark (358 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater.... New Stove.....New You.......

16. 2025-11-04
    price $205,000 358-char remark

    Show marketing remark (354 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater....New Stove.....New You.....

17. 2025-11-04
    price $205,000 354-char remark

    Show marketing remark (354 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater....New Stove.....New You.....

18. 2025-10-31
    status Back On Market 354-char remark

    Show marketing remark (358 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater.... New Stove.....New You.......

19. 2025-10-31
    status Active 358-char remark

    Show marketing remark (358 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater.... New Stove.....New You.......

20. 2025-10-25
    historical Active Under Contract 354-char remark

    Show marketing remark (358 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater.... New Stove.....New You.......

21. 2025-10-25
    status Pending 358-char remark

    Show marketing remark (358 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater.... New Stove.....New You.......

22. 2025-09-27
    price $210,000 358-char remark

    Show marketing remark (354 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater....New Stove.....New You.....

23. 2025-09-27
    price $210,000 354-char remark

    Show marketing remark (354 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater....New Stove.....New You.....

24. 2025-08-12
    price $215,000 358-char remark

    Show marketing remark (354 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater....New Stove.....New You.....

25. 2025-08-12
    price $215,000 354-char remark

    Show marketing remark (354 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater....New Stove.....New You.....

26. 2025-07-17
    listed $220,000 New 354-char remark

    Show marketing remark (358 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater.... New Stove.....New You.......

27. 2025-07-17
    listed $220,000 Active 358-char remark

    Show marketing remark (358 chars)

    Quiet Townhome in a Beautiful Community Surrounding By Everything. Finally a place with excellent space. This 3 Bed 2 Bath Townhome is just what you need. Nestled in a tree lined neighborhood near schools, shopping, and restaurants. Master on the Main. Cozy Fireplace. Swim/ Tennis Community right off I 20. New Water Heater.... New Stove.....New You.......

28. 2021-07-27
    historical
29. 2021-07-23
    soldstatus $185,000
30. 2021-07-20
    soldstatus $185,000 Sold
31. 2021-07-12
    soldstatus $185,000 Closed
32. 2021-06-03
    historical Active Under Contract
33. 2021-06-03
    status Under Contract
34. 2021-05-29
    listed $172,900 Active
35. 2021-05-29
    listed $172,900 New
36. 1999-07-15
    soldstatus $75,000
37. 1989-08-04
    soldstatus $55,900
38. 1988-11-04
    soldstatus $34,000
39. 1981-09-30
    soldstatus $422,500

ⓘ 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: $2,898 · $242/mo
• Projected year-2 tax: $2,898 · $242/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 1/10 Low
• 🌡 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: $24,471
• − Mortgage interest: −$11,203
• − Property taxes: −$2,898
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$384
• − Depreciation: −$5,818
• Taxable loss: −$748
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $2,644/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

-52.7% since first listed

26 events — show timeline

• 2026-02-05 Price Changed $200,000 GAMLS
• 2026-02-05 Price Changed $200,000 FMLS
• 2025-11-04 Price Changed $205,000 FMLS
• 2025-11-04 Price Changed $205,000 GAMLS
• 2025-10-31 Relisted — GAMLS
• 2025-10-31 Relisted — FMLS
• 2025-10-25 Contingent — GAMLS
• 2025-10-25 Pending — FMLS
• 2025-09-27 Price Changed $210,000 FMLS
• 2025-09-27 Price Changed $210,000 GAMLS
• 2025-08-12 Price Changed $215,000 FMLS
• 2025-08-12 Price Changed $215,000 GAMLS
• 2025-07-17 Listed $220,000 FMLS
• 2025-07-17 Listed $220,000 GAMLS
• 2021-07-27 Listing Removed — FMLS
• 2021-07-23 Sold (Public Records) $185,000 Public Records
• 2021-07-20 Sold (MLS) $185,000 GAMLS
• 2021-07-12 Sold (MLS) $185,000 FMLS
• 2021-06-03 Contingent — FMLS
• 2021-06-03 Pending — GAMLS
• 2021-05-29 Listed $172,900 GAMLS
• 2021-05-29 Listed $172,900 FMLS
• 1999-07-15 Sold (Public Records) $75,000 Public Records
• 1989-08-04 Sold (Public Records) $55,900 Public Records
• 1988-11-04 Sold (Public Records) $34,000 Public Records
• 1981-09-30 Sold (Public Records) $422,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,898 · +8.3% YoY. Source: county tax records.