7631 Dallas Lot D19 HWY · Douglasville, GA 30134

$7,500

2 bd · 1.0 ba · 1,300 sqft · SingleFamily · 242 Days on market

Built 1985 $6/sqft · 97% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Own with down payment and monthly payments or Cash Offer Address:7631 Dallas Hwy D10, Douglasville, GA 30134 Lot rent is: $750 payments toward the home are negotiable (dependent on down payment and other factors) 1985 2 Bed, 1 Bath located in a mobile home park Make a reasonable down payment and monthly payments, OR best offer in cash to own this. Buyer must meet park approval requirements and be responsible for monthly lot rent and utilities. Pets are allowed (no aggressive breeds). Park also has a $706 deposit and $250 transfer fee for move-in. We are looking for someone handy who can take care of the house, and who can afford the monthly payments comfortably. This house is available as-is. Asking price $19,500 or best offer Cash offers welcome

Key facts

• Built 1985
• Listed 242 days

🏷️ Possibly a rental listed for sale. The $7,500 price doesn't fit this home's estimated sale value (~$262,899) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 204.5% 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; 293 active listings in the ZIP; 26 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 $52 of loan paydown is wiped out by about $225 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $12k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $6,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 21.78% ✓
• Cap rate: 204.52%
• Cash-on-cash: 707.95%
• DSCR: 32.50
• GRM: 0.4

CMA / ARV

• ARV (median comp): $262,899
• List price: $7,500
• Delta: -97.15%
• 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
1160 Pleasant Oak Ln	0.42mi	3/2.0 (+1)	1,332 (+2%)	3mo	$200,000	$150	65
7384 Birch Hollow Pl	0.52mi	3/2.0 (+1)	1,296 (-0%)	8mo	$235,000	$181	60
7815 Ridge Top Ter	0.33mi	3/2.0 (+1)	1,400 (+8%)	4mo	$279,000	$199	59
7854 Lake Crest Way	0.31mi	3/2.0 (+1)	1,432 (+10%)	2mo	$279,900	$195	58
7900 Alpha Way	0.44mi	3/2.0 (+1)	1,398 (+8%)	4mo	$256,100	$183	54
1544 Wembley Dr	0.72mi	3/2.0 (+1)	1,336 (+3%)	5mo	$237,800	$178	49
1525 Edgemoor Ln	0.66mi	3/2.0 (+1)	1,440 (+11%)	3mo	$214,000	$149	40
1058 Abercorn Way	0.66mi	3/2.0 (+1)	1,148 (-12%)	2mo	$231,000	$201	39
1523 Wembley Dr	0.70mi	3/2.0 (+1)	1,134 (-13%)	0mo	$229,000	$202	37
1320 Binford Pl	0.64mi	3/2.0 (+1)	1,161 (-11%)	9mo	$262,500	$226	36
6607 Killington Ct	0.64mi	3/2.5 (+1)	1,486 (+14%)	3mo	$237,500	$160	33
1528 Wembley Dr	0.69mi	3/2.0 (+1)	1,121 (-14%)	5mo	$242,500	$216	32

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 · 0.03% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 35.75×
• Total profit: $72,975
• Equity at exit: $1,118

10-year hold

• IRR: —
• Equity multiple: 70.96×
• Total profit: $146,915
• Equity at exit: $648

Cash invested: $2,100 (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 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 293
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$39
• Tax est. 1.5%: −$9 /mo · $112/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $1,239

Break-even live

Break-even rent $66

Max offer price $7,500

Occupancy floor 19%

Sensitivity live

Price	-10% $1,244	-5% $1,242	+0% $1,239	+5% $1,236	+10% $1,234
Rent	-10% $1,110	-5% $1,174	+0% $1,239	+5% $1,303	+10% $1,368
Rate	-1.0pp $1,243	-0.5pp $1,241	base $1,239	+0.5pp $1,237	+1.0pp $1,235

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: $1,875
• Closing costs: $225
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5472 Brickleberry Way Douglasville, GA	3.0	2.0	1344	$1,699	$1.26	25d	1	0.35mi
5305 Brickleberry Way Douglasville, GA	3.0	2.0	1388	$1,765	$1.27	44d	1	0.45mi
1464 Cain Ct N Douglasville, GA	2.0	2.0	1161	$1,680	$1.45	17d	1	0.55mi
7336 Bramble Oak Dr Douglasville, GA	3.0	2.0	1296	$1,550	$1.20	11d	1	0.58mi
1484 Cain Ct N Douglasville, GA	3.0	2.0	1136	$1,300	$1.14	25d	1	0.58mi
6494 Snowbird Ln Douglasville, GA	3.0	2.5	1577	$1,695	$1.07	6d	1	0.59mi
7854 Dogwood Way Douglasville, GA	3.0	2.0	1585	$1,100	$0.69	25d	1	0.64mi
1053 Abercorn Way Douglasville, GA	3.0	2.5	1280	$1,779	$1.39	25d	1	0.66mi
1360 Binford Pl Douglasville, GA	3.0	2.0	1161	$1,755	$1.51	44d	1	0.68mi
1360 Binford Pl Douglasville, GA	3.0	2.0	1161	$1,755	$1.51	25d	1	0.68mi
8040 Colquitt St Douglasville, GA	2.0	2.0	1046	$1,295	$1.24	21d	1	0.80mi
1187 Foxwood Dr Douglasville, GA	3.0	2.0	1115	$1,500	$1.35	25d	1	0.85mi
7068 Littlebrook Way Douglasville, GA	3.0	2.5	1809	$1,900	$1.05	6d	1	0.87mi
6345 Malone Rd Douglasville, GA	3.0	2.0	1600	$1,600	$1.00	25d	1	0.89mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	17d	1	0.90mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	22d	1	0.90mi
6314 New Gate Dr Douglasville, GA	3.0	2.5	1848	$1,980	$1.07	44d	1	0.93mi
6320 Wellington Ct Douglasville, GA	3.0	2.5	1639	$1,835	$1.12	18d	1	0.93mi
8288 Chicago Ave Douglasville, GA	2.0	2.0	1050	$1,510	$1.44	3d	1	0.98mi
6297 Redcliff Dr Douglasville, GA	3.0	2.0	1223	$1,789	$1.46	17d	1	1.09mi
7029 Branch Crossing Way Douglasville, GA	3.0	2.0	1338	$1,200	$0.90	19d	1	1.16mi
8424 Chicago Ave Douglasville, GA	2.0	2.0	880	$1,187	$1.35	44d	1	1.21mi
7336 Westwood Ln Douglasville, GA	3.0	3.0	1601	$1,900	$1.19	20d	1	1.23mi
7307 Battle Pt Douglasville, GA	1.0	1.0	1411	$800	$0.57	44d	1	1.26mi
6765 W Strickland St Unit B Douglasville, GA	2.0	2.0	978	$1,295	$1.32	3d	1	1.26mi
6787 Strickland St Douglasville, GA	1.0	1.0	950	$625	$0.66	44d	1	1.27mi

Listing history 20 events

1. 2026-06-18
   days on market $7,500 Active 242 DOM
2. 2026-06-17
   days on market $7,500 Active 241 DOM
3. 2026-06-16
   days on market $7,500 Active 240 DOM
4. 2026-06-15
   days on market $7,500 Active 239 DOM
5. 2026-06-13
   days on market $7,500 Active 237 DOM
6. 2026-06-09
   days on market $7,500 Active 233 DOM
7. 2026-06-08
   days on market $7,500 Active 232 DOM
8. 2026-06-07
   days on market $7,500 Active 231 DOM
9. 2026-06-04
   days on market $7,500 Active 228 DOM
10. 2026-06-03
    days on market $7,500 Active 227 DOM
11. 2026-06-02
    days on market $7,500 Active 226 DOM
12. 2026-06-01
    days on market $7,500 Active 225 DOM
13. 2026-05-31
    days on market $7,500 Active 224 DOM
14. 2025-12-03
    status Active 765-char remark

    Show marketing remark (765 chars)

    Own with down payment and monthly payments or Cash Offer Address:7631 Dallas Hwy D10, Douglasville, GA 30134 Lot rent is: $750 payments toward the home are negotiable (dependent on down payment and other factors) 1985 2 Bed, 1 Bath located in a mobile home park Make a reasonable down payment and monthly payments, OR best offer in cash to own this. Buyer must meet park approval requirements and be responsible for monthly lot rent and utilities. Pets are allowed (no aggressive breeds). Park also has a $706 deposit and $250 transfer fee for move-in. We are looking for someone handy who can take care of the house, and who can afford the monthly payments comfortably. This house is available as-is. Asking price $19,500 or best offer Cash offers welcome

15. 2025-11-25
    historical Under Contract 765-char remark

    Show marketing remark (765 chars)

    Own with down payment and monthly payments or Cash Offer Address:7631 Dallas Hwy D10, Douglasville, GA 30134 Lot rent is: $750 payments toward the home are negotiable (dependent on down payment and other factors) 1985 2 Bed, 1 Bath located in a mobile home park Make a reasonable down payment and monthly payments, OR best offer in cash to own this. Buyer must meet park approval requirements and be responsible for monthly lot rent and utilities. Pets are allowed (no aggressive breeds). Park also has a $706 deposit and $250 transfer fee for move-in. We are looking for someone handy who can take care of the house, and who can afford the monthly payments comfortably. This house is available as-is. Asking price $19,500 or best offer Cash offers welcome

16. 2025-10-14
    price $7,500 765-char remark

    Show marketing remark (765 chars)

    Own with down payment and monthly payments or Cash Offer Address:7631 Dallas Hwy D10, Douglasville, GA 30134 Lot rent is: $750 payments toward the home are negotiable (dependent on down payment and other factors) 1985 2 Bed, 1 Bath located in a mobile home park Make a reasonable down payment and monthly payments, OR best offer in cash to own this. Buyer must meet park approval requirements and be responsible for monthly lot rent and utilities. Pets are allowed (no aggressive breeds). Park also has a $706 deposit and $250 transfer fee for move-in. We are looking for someone handy who can take care of the house, and who can afford the monthly payments comfortably. This house is available as-is. Asking price $19,500 or best offer Cash offers welcome

17. 2025-10-11
    listed $19,500 Active 765-char remark

    Show marketing remark (765 chars)

    Own with down payment and monthly payments or Cash Offer Address:7631 Dallas Hwy D10, Douglasville, GA 30134 Lot rent is: $750 payments toward the home are negotiable (dependent on down payment and other factors) 1985 2 Bed, 1 Bath located in a mobile home park Make a reasonable down payment and monthly payments, OR best offer in cash to own this. Buyer must meet park approval requirements and be responsible for monthly lot rent and utilities. Pets are allowed (no aggressive breeds). Park also has a $706 deposit and $250 transfer fee for move-in. We are looking for someone handy who can take care of the house, and who can afford the monthly payments comfortably. This house is available as-is. Asking price $19,500 or best offer Cash offers welcome

18. 2024-04-08
    historical
19. 2024-01-18
    price $59,900
20. 2023-12-08
    listed $64,500 Active

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

Taxation est. · year 1

• Rental income: $19,606
• − Mortgage interest: −$420
• − Property taxes: −$112
• − Insurance: −$38
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$218
• Taxable income: $15,681
• Est. tax owed @ 24.0%: −$3,763
• After-tax cash flow: $11,104/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): 47,580
• Household income: $76,574
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1339.0

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 0.65)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% 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: ▼ -70.36%
• Current HPI: 243.9426
• Rent YoY: ▬ 0.03%
• 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

-88.4% since first listed

7 events — show timeline

• 2025-12-03 Relisted — ForSaleByOwner.com
• 2025-11-25 Contingent — ForSaleByOwner.com
• 2025-10-14 Price Changed $7,500 ForSaleByOwner.com
• 2025-10-11 Listed $19,500 ForSaleByOwner.com
• 2024-04-08 Listing Removed — FMLS
• 2024-01-18 Price Changed $59,900 FMLS
• 2023-12-08 Listed $64,500 FMLS