4466 Big Bluff Ct · Douglasville, GA 30135

$260,000

3 bd · 2.0 ba · 1,307 sqft · SingleFamily public records · 10 Days on market

Built 2001 0.28 ac lot Est $260k · at est. $25/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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• 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

Welcome home to this absolutely adorable ranch perfectly situated on a large corner lot in a highly desirable location! From the moment you arrive, you'll love the charming curb appeal, maintenance-free exterior, and inviting layout designed for comfortable everyday living and effortless entertaining. Inside, the spacious floor plan features a beautiful living room centered around a romantic fireplace, creating the perfect cozy atmosphere. The gorgeous kitchen offers ample cabinetry, a pantry, and an open view to the family room so you can stay connected while cooking and entertaining. The oversized primary suite is a true retreat, complete with a large walk-in closet and a spa-like bathroom featuring a soaking tub and separate tub/shower. Generously sized secondary spaces, a dedicated laundry closet, and a spacious 2-car garage add both convenience and functionality. Step outside to the huge backyard with endless possibilities - perfect for gatherings, pets, play, or simply relaxing outdoors. Combining charm, space, condition, and location, this move-in ready home is the one buyers have been waiting for. Schedule your tour before it's gone!

Key facts

• Ample cabinetry
• Soaking tub
• Spa like bathroom

Tags

• CORNER LOT
• MAINTENANCE FREE EXTERIOR
• AMPLE CABINETRY
• WALK IN CLOSET
• SPA LIKE BATHROOM
• SOAKING TUB

Property features AI

Finance

• HOA & community: Annual association fee of $300; Association includes swim and tennis; Community features: clubhouse, pool, tennis courts, sidewalks, street lights, homeowners association

Exterior

• Parking: Two total parking spaces; Two-car garage that faces the side with kitchen-level access
• Utilities: Public water; Public sewer; Cable available; Electric service (other)
• Home design: One-level home; Accessible entrance; Resale property
• Construction: Aluminum and vinyl siding; Shingle roof; Slab foundation
• Exterior features: Patio; Garden; Outbuilding

Interior

• Kitchen: Pantry; Open view to family room; Dishwasher; Electric range
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms on the main level; Master bathroom with separate tub and shower and soaking tub
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Walk-in closets; Disappearing attic stairs; Insulated windows; No common walls; Factory-built gas log fireplace in the living room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $14 ($172/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 (24.2% below list).
• Recommended offer: $197k (24.2% 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: New Manchester Elementary School (math 24% / reading 31%, grade F, #682 of 1,228 statewide, top 56%, 848 students, 72% FRL); Chapel Hill Middle School (math 32% / reading 47%, grade F, #147 of 470 statewide, top 33%, 1,098 students, 55% FRL); New Manchester High School (math 10% / reading 28%, grade F, #250 of 424 statewide, top 60%, 1,894 students, 60% FRL).
• Market conditions: Rents flat; 610 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $138k; list at $260k implies a 89% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,028 (24.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.76% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $260,093
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4419 White Rd	0.32mi	3/2.0	1,382 (+6%)	10mo	$275,000	$199	68
3694 Arrowhead Pl	0.17mi	3/2.0	1,458 (+12%)	13mo	$216,000	$148	62
4319 Caroline Ct	0.29mi	3/2.0	1,480 (+13%)	4mo	$245,000	$166	61
4157 Chickasaw Trl	0.70mi	3/2.0	1,382 (+6%)	9mo	$72,500	$52	50
3771 Tackett Rd	0.69mi	3/3.0	1,458 (+12%)	3mo	$310,000	$213	42
4625 Thermal Ct	0.60mi	3/2.0	1,495 (+14%)	10mo	$310,000	$207	40

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: 0.35×
• Total profit: $-46,971
• Equity at exit: $38,767

10-year hold

• IRR: -17.6%
• Equity multiple: 0.15×
• Total profit: $-62,013
• Equity at exit: $22,480

Cash invested: $72,800 (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: 610
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$108
• HOA: −$25
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $14

Break-even live

Break-even rent $1,952

Max offer price $260,000

Occupancy floor 94%

Sensitivity live

Price	-10% $161	-5% $88	+0% $14	+5% $-355	+10% $-445
Rent	-10% $-141	-5% $-64	+0% $14	+5% $92	+10% $170
Rate	-1.0pp $145	-0.5pp $80	base $14	+0.5pp $-53	+1.0pp $-122

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4599 White Rd Douglasville, GA	3.0	2.0	1565	$1,815	$1.16	45d	1	0.32mi
3445 Anneewakee Falls Pkwy Douglasville, GA	2.0	1.0	1501	$1,350	$0.90	45d	1	0.51mi
4204 Rocky Face Dr Douglasville, GA	3.0	2.0	1768	$1,700	$0.96	4d	1	0.66mi
4203 Baler Dr Douglasville, GA	3.0	2.0	1386	$1,895	$1.37	14d	1	0.70mi
4150 Rocky Face Dr Douglasville, GA	3.0	1.5	1050	$1,555	$1.48	3d	1	0.74mi
4014 Sitka Dr Douglasville, GA	4.0	2.0	1532	$1,899	$1.24	45d	1	0.78mi
4107 Rocky Face Dr Douglasville, GA	3.0	2.0	1104	$1,635	$1.48	7d	1	0.80mi
2860 Highland Hill Pkwy Douglasville, GA	3.0	2.0	1543	$2,030	$1.32	19d	1	1.35mi
4100 Clarks Trl Douglasville, GA	3.0	2.0	1635	$1,980	$1.21	0d	1	1.47mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 7 events

1. 2026-06-21
   days on market $260,000 Coming Soon 10 DOM
2. 2026-06-18
   days on market $260,000 Coming Soon 7 DOM
3. 2026-06-17
   days on market $260,000 Coming Soon 6 DOM
4. 2026-06-16
   days on market $260,000 Coming Soon 5 DOM
5. 2026-06-15
   days on market $260,000 Coming Soon 4 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $260,000 Coming Soon 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: $545 · $45/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$1,847/yr (+$154/mo · 339.0%)

ⓘ 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 ≥104°F today · 20 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: $23,643
• − Mortgage interest: −$14,564
• − Property taxes: −$545
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − HOA: −$300
• − Depreciation: −$7,564
• Taxable loss: −$4,412
• Est. tax savings @ 24.0%: +$1,059
• After-tax cash flow: $1,231/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

+85.8% since first listed

5 events — show timeline

• 2026-06-11 Coming Soon $260,000 GAMLS
• 2026-06-11 Coming Soon $260,000 FMLS
• 2007-08-03 Sold (Public Records) $137,900 Public Records
• 2007-07-17 Sold (MLS) $137,900 FMLS
• 2007-06-06 Listed $139,900 FMLS

Property tax history

+2.5%/yr

Latest (2025): $545 · +0.0% YoY. Source: county tax records.