4385 Midway Rd · Douglasville, GA 30134

$210,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 337 Days on market

Built 1958 $156/sqft · 23% below area Est $272k · 23% 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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• 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

A beautifully renovated 3-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining, and more! Do not miss this great opportunity!

Key facts

• Large level lot
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPDATED FLOORING
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $189k (10.0% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 300 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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 337 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $210k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/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 337 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 1958 — 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: 0.90% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (median comp): $272,224
• List price: $210,000
• Delta: -22.86%
• 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
4380 N Giles Rd	0.13mi	3/2.0 (+1)	1,416 (+5%)	19mo	$260,000	$184	60
4240 N Giles Rd	0.24mi	2/2.0	1,388 (+3%)	24mo	$249,000	$179	60
4340 W Linda Dr	0.27mi	3/2.0 (+1)	1,420 (+6%)	12mo	$275,000	$194	59
4507 Dodson Dr	0.32mi	3/2.0 (+1)	1,425 (+6%)	15mo	$245,000	$172	54
4125 W Oak Ln	0.65mi	3/2.0 (+1)	1,404 (+4%)	0mo	$198,000	$141	53
4242 Clearview Dr	0.53mi	3/2.0 (+1)	1,300 (-3%)	16mo	$250,000	$192	47
1731 Dogwood Trl	0.43mi	3/2.0 (+1)	1,502 (+12%)	13mo	$220,000	$146	40
8058 Duralee Ln	0.71mi	3/1.5 (+1)	1,367 (+2%)	21mo	$259,000	$189	40
8004 Fieldstone Ct	0.51mi	3/2.0 (+1)	1,272 (-5%)	23mo	$240,000	$189	39
1506 Mcintosh Rd	0.55mi	3/2.0 (+1)	1,158 (-14%)	14mo	$255,000	$220	31

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: -15.7%
• Equity multiple: 0.46×
• Total profit: $-32,001
• Equity at exit: $31,312

10-year hold

• IRR: -13.2%
• Equity multiple: 0.33×
• Total profit: $-39,448
• 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 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 300
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $118

Break-even live

Break-even rent $1,739

Max offer price $210,000

Occupancy floor 89%

Sensitivity live

Price	-10% $237	-5% $178	+0% $118	+5% $59	+10% $-1
Rent	-10% $-31	-5% $44	+0% $118	+5% $193	+10% $267
Rate	-1.0pp $224	-0.5pp $172	base $118	+0.5pp $64	+1.0pp $8

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1675 Dogwood Trl Douglasville, GA	3.0	2.0	1465	$1,740	$1.19	0d	1	0.36mi
1750 Nutmeg St Douglasville, GA	2.0	1.5	900	$1,380	$1.53	25d	1	0.62mi
4647 Big B Rd Douglasville, GA	3.0	1.5	1600	$1,570	$0.98	6d	1	0.74mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,395	$1.15	45d	1	0.75mi
2010 Ayla Dr Douglasville, GA	3.0	2.5	1421	$2,000	$1.41	14d	1	0.92mi
2010 Ayla Dr Unit 1 Douglasville, GA	3.0	2.5	1421	$1,950	$1.37	0d	1	0.92mi
3009 Acacia Cir Douglasville, GA	3.0	2.5	1421	$2,200	$1.55	14d	1	0.93mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	4d	1	1.17mi
2501 Canter Ln Douglasville, GA	3.0	2.5	1805	$2,300	$1.27	0d	6	1.18mi
3901 Denton Dr Unit 3901 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	45d	1	1.19mi
4000 Denton Dr Unit 4000 Douglasville, GA	3.0	2.5	1616	$2,199	$1.36	6d	1	1.22mi
4100 Denton Dr Unit 4100 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	5d	1	1.22mi
6297 Redcliff Dr Douglasville, GA	3.0	2.0	1223	$1,789	$1.46	18d	1	1.23mi
5610 Fetlock Way Unit 5610 , GA	3.0	2.5	1616	$2,199	$1.36	25d	1	1.25mi
4191 Denton Dr Unit 4191 , GA	3.0	2.5	1805	$2,199	$1.22	6d	1	1.26mi
4311 Denton Dr Unit 4311 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	25d	1	1.30mi
6314 New Gate Dr Douglasville, GA	3.0	2.5	1848	$1,980	$1.07	45d	1	1.36mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	23d	1	1.38mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	18d	1	1.38mi
3970 Denton Dr Unit 3970 Douglasville, GA	3.0	2.5	1805	$2,299	$1.27	18d	1	1.46mi
3790 Denton Dr Unit 3790 Douglasville, GA	3.0	2.5	1805	$2,199	$1.22	25d	1	1.46mi
3751 Denton Dr Unit 3751 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	45d	1	1.46mi
4031 Denton Dr Unit 4031 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	45d	1	1.46mi
6345 Malone Rd Douglasville, GA	3.0	2.0	1600	$1,600	$1.00	25d	1	1.47mi
6320 Wellington Ct Douglasville, GA	3.0	2.5	1639	$1,835	$1.12	19d	1	1.49mi

Listing history 9 events

1. 2026-05-18
   status Back On Market 313-char remark

   Show marketing remark (313 chars)

   A beautifully renovated 3-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining, and more! Do not miss this great opportunity!

2. 2026-05-11
   status Under Contract 313-char remark

   Show marketing remark (313 chars)

   A beautifully renovated 3-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining, and more! Do not miss this great opportunity!

3. 2026-04-10
   price $210,000 313-char remark

   Show marketing remark (313 chars)

   A beautifully renovated 3-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining, and more! Do not miss this great opportunity!

4. 2025-06-11
   listed $242,000 New 313-char remark

   Show marketing remark (313 chars)

   A beautifully renovated 3-bedroom, 1-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining, and more! Do not miss this great opportunity!

5. 2020-10-06
   soldstatus $93,000
6. 2010-07-11
   price $54,900 Reduced
7. 2006-12-11
   soldstatus $104,000
8. 1998-10-02
   soldstatus $75,000
9. 1993-08-02
   soldstatus $57,000

ⓘ 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: $2,225 · $185/mo
• Projected year-2 tax: $2,225 · $185/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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,670
• − Mortgage interest: −$11,763
• − Property taxes: −$2,225
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$6,109
• Taxable loss: −$2,105
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $1,924/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): 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

+268.4% since first listed

9 events — show timeline

• 2026-05-18 Relisted — GAMLS
• 2026-05-11 Pending — GAMLS
• 2026-04-10 Price Changed $210,000 GAMLS
• 2025-06-11 Listed $242,000 GAMLS
• 2020-10-06 Sold (Public Records) $93,000 Public Records
• 2010-07-11 Price Changed $54,900 GAMLS
• 2006-12-11 Sold (Public Records) $104,000 Public Records
• 1998-10-02 Sold (Public Records) $75,000 Public Records
• 1993-08-02 Sold (Public Records) $57,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,225 · +44.6% YoY. Source: county tax records.