4450 Poplar Ct · Douglasville, GA 30135

$210,000

3 bd · 2.0 ba · 2,226 sqft · SingleFamily public records · 291 Days on market

Built 1976 0.93 ac lot $94/sqft · 50% below area Est $282k · 26% under

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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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• 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

This home is tucked away in a cul-de-sac on a quiet street with many opportunities to making it fit your vision.

Key facts

• 0.93 acre lot
• Built 1976
• Listed 290 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/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 $199k (5.0% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 610 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 291 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $210k implies a 147% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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: 0.95% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 8.8

CMA / ARV

• ARV (median comp): $282,278
• List price: $210,000
• Delta: -25.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6590 Manor Creek Dr	0.20mi	3/2.5	2,146 (-4%)	5mo	$300,000	$140	78
6797 Greenoak Dr	0.30mi	3/2.5	2,202 (-1%)	7mo	$385,000	$175	76
6857 Alexander Pkwy	0.28mi	4/3.0 (+1)	2,150 (-3%)	2mo	$490,000	$228	70
6724 Oakland Dr	0.10mi	4/2.0 (+1)	2,100 (-6%)	15mo	$285,000	$136	68
6470 Michell Way	0.66mi	4/2.0 (+1)	2,158 (-3%)	1mo	$289,900	$134	58
6947 Silver Grass Ct	0.66mi	3/2.5	2,091 (-6%)	14mo	$315,000	$151	45
6332 Fairoaks Pl	0.75mi	4/2.5 (+1)	2,151 (-3%)	10mo	$350,000	$163	44
6561 Harrington Pl	0.54mi	4/3.0 (+1)	2,064 (-7%)	12mo	$360,000	$174	44
6330 Magnolia Ct	0.73mi	4/3.0 (+1)	2,152 (-3%)	18mo	$315,000	$146	37
7087 Milam Rd	0.68mi	3/3.0	1,981 (-11%)	16mo	$165,000	$83	33

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: -8.5%
• Equity multiple: 0.70×
• Total profit: $-17,811
• Equity at exit: $31,312

10-year hold

• IRR: -2.8%
• Equity multiple: 0.84×
• Total profit: $-9,629
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $346

Break-even live

Break-even rent $1,557

Max offer price $210,000

Occupancy floor 78%

Sensitivity live

Price	-10% $465	-5% $405	+0% $346	+5% $286	+10% $227
Rent	-10% $188	-5% $267	+0% $346	+5% $425	+10% $503
Rate	-1.0pp $451	-0.5pp $399	base $346	+0.5pp $291	+1.0pp $236

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6945 Pompas Ct Douglasville, GA	3.0	2.0	2084	$2,019	$0.97	45d	1	0.57mi
4839 W Lake Way Douglasville, GA	3.0	2.0	1835	$1,940	$1.06	25d	1	0.68mi
4852 W Ridge Dr Douglasville, GA	4.0	3.0	1872	$2,085	$1.11	45d	1	0.71mi
6364 Dorsett Shoals Rd Douglasville, GA	4.0	3.0	1900	$1,500	$0.79	45d	1	0.88mi
3960 Watkins Way Douglasville, GA	3.0	2.0	1692	$1,511	$0.89	45d	1	0.99mi
6430 Queensdale Dr Douglasville, GA	4.0	2.5	2262	$2,195	$0.97	0d	1	1.00mi
6430 Queensdale Dr Douglasville, GA	4.0	2.5	2262	$2,195	$0.97	6d	1	1.00mi
6265 E Shore Cir Douglasville, GA	4.0	2.0	2472	$2,050	$0.83	6d	1	1.02mi
6190 Knights Ln Douglasville, GA	4.0	2.5	1700	$1,700	$1.00	25d	1	1.19mi
3964 Wedgewood Dr Douglasville, GA	3.0	2.0	1420	$1,750	$1.23	45d	1	1.24mi
3751 Sherwood Dr Douglasville, GA	3.0	2.0	1677	$1,500	$0.89	45d	1	1.38mi
3468 Rocky Creek Dr Douglasville, GA	3.0	2.0	1460	$1,750	$1.20	19d	1	1.40mi
22 Fox Hall Dr Unit B Douglasville, GA	2.0	1.0	1583	$1,465	$0.93	45d	1	1.42mi
4841 Ventnore Pl Douglasville, GA	4.0	3.0	1800	$2,095	$1.16	5d	1	1.43mi
4710 Camelot Dr Douglasville, GA	3.0	2.0	1554	$1,100	$0.71	14d	1	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $210,000 Active 291 DOM
2. 2026-06-18
   days on market $210,000 Active 288 DOM
3. 2026-06-17
   days on market $210,000 Active 287 DOM
4. 2026-06-16
   days on market $210,000 Active 286 DOM
5. 2026-06-15
   days on market $210,000 Active 285 DOM
6. 2026-06-13
   days on market $210,000 Active 283 DOM
7. 2026-06-09
   days on market $210,000 Active 279 DOM
8. 2026-06-08
   days on market $210,000 Active 278 DOM
9. 2026-06-07
   days on market $210,000 Active 277 DOM
10. 2026-06-04
    days on market $210,000 Active 274 DOM
11. 2026-06-03
    days on market $210,000 Active 273 DOM
12. 2026-06-02
    days on market $210,000 Active 272 DOM
13. 2026-06-01
    days on market $210,000 Active 271 DOM
14. 2026-05-31
    days on market $210,000 Active 270 DOM
15. 2025-09-03
    listed $210,000 New 112-char remark

    Show marketing remark (112 chars)

    This home is tucked away in a cul-de-sac on a quiet street with many opportunities to making it fit your vision.

16. 2025-09-03
    listed $210,000 Active 112-char remark

    Show marketing remark (112 chars)

    This home is tucked away in a cul-de-sac on a quiet street with many opportunities to making it fit your vision.

17. 1997-08-15
    soldstatus $84,900
18. 1992-03-24
    soldstatus $69,900
19. 1991-09-27
    soldstatus $40,200

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$1,435/yr (+$120/mo · 288.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $23,938
• − Mortgage interest: −$11,763
• − Property taxes: −$497
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,109
• Taxable income: $688
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $3,983/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

+422.4% since first listed

5 events — show timeline

• 2025-09-03 Listed $210,000 FMLS
• 2025-09-03 Listed $210,000 GAMLS
• 1997-08-15 Sold (Public Records) $84,900 Public Records
• 1992-03-24 Sold (Public Records) $69,900 Public Records
• 1991-09-27 Sold (Public Records) $40,200 Public Records

Property tax history

-5.9%/yr

Latest (2025): $497 · +0.0% YoY. Source: county tax records.