1792 Gold Finch Way · Lithia Springs, GA 30168

$250,000

3 bd · 2.5 ba · 1,520 sqft · SingleFamily public records · 38 Days on market

Built 2006 3,789 sqft lot $164/sqft · at area comps Est $250k · at est. $50/mo HOA · 2% 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in-ready home. Freshly painted. Granite counter in the kitchen. Fenced in back yard, fence needs some repairs. Secluded neighborhood, not far from I-20 or East-West Connector, with lots of places to eat and go. HOA covers the yard maintenance.

Key facts

• Granite counter
• Fenced in back yard
• $50 HOA

Tags

• GRANITE COUNTER
• FENCED IN BACK YARD
• SECLUDED NEIGHBORHOOD
• HOA COVERS YARD MAINTENANCE

Property features AI

Finance

• Other: Road frontage on a city street with asphalt surface; Directions available
• HOA & community: Association fee $600 annually; HOA includes grounds maintenance; Community has 78 units

Exterior

• Parking: Two total parking spaces
• Utilities: Public water; Public sewer; Electric service: 220V and 440V
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: Metal and aluminum siding; Composition roof; Slab foundation; Built as part of condominium/townhouse community (townhome/lot designation)
• Exterior features: Patio; Fenced yard; Other exterior features

Interior

• Kitchen: Solid surface counters; Dishwasher; Refrigerator
• Bedrooms: Three upper-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attached to 1 common wall; Other interior features
• Laundry & utility: Washer and dryer included; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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-, 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: Annette Winn Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 329 students, 85% FRL); Lithia Springs Comprehensive High School (math 3% / reading 27%, grade F, #294 of 424 statewide, top 70%, 1,494 students, 71% FRL) — zoned schools average 78% FRL vs 53% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 126 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).
• At $2,555/mo this rent would consume 48% of the median local household income ($64k/yr) (locally 993% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 7.74%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (median comp): $250,102
• List price: $250,000
• Delta: -0.04%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6557 Hill St	0.75mi	3/2.5	1,314 (-14%)	4mo	$252,000	$192	39

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.62×
• Total profit: $-26,822
• Equity at exit: $37,276

10-year hold

• IRR: -5.0%
• Equity multiple: 0.71×
• Total profit: $-20,426
• Equity at exit: $21,615

Cash invested: $70,000 (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 30168

• Home prices YoY: -25.5%
• Rents YoY: 0.8%
• Active inventory: 126
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,555 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$251 /mo · $3,007/yr
• Insurance: −$104
• HOA: −$50
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $302

Break-even live

Break-even rent $2,172

Max offer price $250,000

Occupancy floor 83%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6290 Love St Unit B Austell, GA	2.0	2.0	2173	$1,600	$0.74	13d	1	0.17mi
6230 Love St Austell, GA	4.0	2.0	1452	$4,950	$3.41	44d	1	0.30mi
7201 Pine St Unit A Austell, GA	4.0	3.0	1900	$2,250	$1.18	24d	1	0.43mi
5995 Spring St Austell, GA	3.0	2.0	1905	$4,500	$2.36	2d	1	0.67mi
5989 Bowden St Austell, GA	4.0	3.0	1388	$3,965	$2.86	44d	1	0.82mi
2750 Skyview Dr E Lithia Springs, GA	1.0–2.0	1.0–2.0	860	$1,625	$1.89	1d	24	0.92mi
500 Maxham Rd Austell, GA	1.0–2.0	1.0–2.5	952	$1,540	$1.62	1d	16	0.95mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	24d	1	1.08mi
3034 Millstone Ct Austell, GA	4.0	2.0	1430	$1,825	$1.28	22d	1	1.08mi
670 Thornton Rd Lithia Springs, GA	1.0–3.0	1.0–2.0	992	$1,855	$1.87	2d	29	1.22mi
2610 Ravencliff Dr Austell, GA	3.0	2.5	1959	$2,760	$1.41	24d	1	1.30mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 34 events

1. 2026-06-18
   days on market $250,000 Active 38 DOM
2. 2026-06-17
   days on market $250,000 Active 37 DOM
3. 2026-06-16
   days on market $250,000 Active 36 DOM
4. 2026-06-15
   days on market $250,000 Active 35 DOM
5. 2026-06-13
   days on market $250,000 Active 33 DOM
6. 2026-06-09
   days on market $250,000 Active 29 DOM
7. 2026-06-08
   days on market $250,000 Active 28 DOM
8. 2026-06-07
   days on market $250,000 Active 27 DOM
9. 2026-06-04
   days on market $250,000 Active 24 DOM
10. 2026-06-03
    days on market $250,000 Active 23 DOM
11. 2026-06-02
    pricedays on market $250,000 Active 22 DOM

    Show marketing remark (252 chars)

    Move-in-ready home. Freshly painted. Granite counter in the kitchen. Fenced in back yard, fence needs some repairs. Secluded neighborhood, not far from I-20 or East-West Connector, with lots of places to eat and go. HOA covers the yard maintenance.

12. 2026-06-01
    days on market $265,000 Active 21 DOM
13. 2026-05-31
    days on market $265,000 Active 20 DOM
14. 2026-05-14
    status Back On Market 252-char remark

    Show marketing remark (252 chars)

    Move-in-ready home. Freshly painted. Granite counter in the kitchen. Fenced in back yard, fence needs some repairs. Secluded neighborhood, not far from I-20 or East-West Connector, with lots of places to eat and go. HOA covers the yard maintenance.

15. 2026-05-13
    status Active 252-char remark
16. 2026-05-03
    historical Active Under Contract 252-char remark

    Show marketing remark (252 chars)

    Move-in-ready home. Freshly painted. Granite counter in the kitchen. Fenced in back yard, fence needs some repairs. Secluded neighborhood, not far from I-20 or East-West Connector, with lots of places to eat and go. HOA covers the yard maintenance.

17. 2026-05-03
    status Pending 252-char remark

    Show marketing remark (252 chars)

    Move-in-ready home. Freshly painted. Granite counter in the kitchen. Fenced in back yard, fence needs some repairs. Secluded neighborhood, not far from I-20 or East-West Connector, with lots of places to eat and go. HOA covers the yard maintenance.

18. 2026-04-28
    listed $265,000 New 252-char remark

    Show marketing remark (252 chars)

    Move-in-ready home. Freshly painted. Granite counter in the kitchen. Fenced in back yard, fence needs some repairs. Secluded neighborhood, not far from I-20 or East-West Connector, with lots of places to eat and go. HOA covers the yard maintenance.

19. 2026-04-28
    listed $265,000 Active 252-char remark

    Show marketing remark (252 chars)

    Move-in-ready home. Freshly painted. Granite counter in the kitchen. Fenced in back yard, fence needs some repairs. Secluded neighborhood, not far from I-20 or East-West Connector, with lots of places to eat and go. HOA covers the yard maintenance.

20. 2026-04-22
    historical
21. 2026-04-14
    historical
22. 2026-03-23
    price $250,000
23. 2026-03-23
    price $250,000
24. 2026-03-04
    listed $265,000 Active
25. 2026-03-04
    listed $265,000 New
26. 2021-11-23
    soldstatus $225,000 Closed
27. 2021-11-23
    soldstatus $225,000 Sold
28. 2021-11-20
    status Pending
29. 2021-11-16
    historical Active Under Contract
30. 2021-11-16
    status Under Contract
31. 2021-11-13
    listed $210,000 Active
32. 2021-11-13
    listed $210,000 New
33. 2006-06-30
    soldstatus $180,000
34. 2004-01-14
    soldstatus $990,000

ⓘ 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: $3,007 · $251/mo
• Projected year-2 tax: $3,007 · $251/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $30,657
• − Mortgage interest: −$14,004
• − Property taxes: −$3,007
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − HOA: −$600
• − Depreciation: −$7,273
• Taxable loss: −$382
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $3,721/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: Cobb County · 777,758 people
• City population: 27,036
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 26,612
• Household income: $64,059
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 993.0

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 0.55)
• Race & ethnicity: Black 63% Hispanic / Latino 21% White 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Hispanic 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 20% 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: ▼ -84.55%
• Current HPI: 246.7995
• Rent YoY: ▲ 0.77%
• 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

-74.7% since first listed

23 events — show timeline

• 2026-06-02 Price Changed $250,000 GAMLS
• 2026-06-02 Price Changed $250,000 FMLS
• 2026-05-14 Relisted — GAMLS
• 2026-05-13 Relisted — FMLS
• 2026-05-03 Contingent — GAMLS
• 2026-05-03 Pending — FMLS
• 2026-04-28 Listed $265,000 FMLS
• 2026-04-28 Listed $265,000 GAMLS
• 2026-04-22 Listing Removed — FMLS
• 2026-04-14 Listing Removed — GAMLS
• 2026-03-23 Price Changed $250,000 FMLS
• 2026-03-23 Price Changed $250,000 GAMLS
• 2026-03-04 Listed $265,000 GAMLS
• 2026-03-04 Listed $265,000 FMLS
• 2021-11-23 Sold (MLS) $225,000 GAMLS
• 2021-11-23 Sold (MLS) $225,000 FMLS
• 2021-11-20 Pending — FMLS
• 2021-11-16 Contingent — FMLS
• 2021-11-16 Pending — GAMLS
• 2021-11-13 Listed $210,000 GAMLS
• 2021-11-13 Listed $210,000 FMLS
• 2006-06-30 Sold (Public Records) $180,000 Public Records
• 2004-01-14 Sold (Public Records) $990,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,007 · -2.7% YoY. Source: county tax records.