4135 Macduff Dr · Douglasville, GA 30135

$236,000

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 18 Days on market

Built 1978 0.48 ac lot $174/sqft · 5% above area Est $250k · 6% under

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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 +13.1/30.0
• ARV discount +10.0/15.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• 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

***$5,000 seller credit with approved offer. Cute as a button ranch home in Douglasville. With its basement bonus/flex room and unfinished area, this 3bed/2bath home has tons of storage space. Two years old HVAC. Laminate floors in main living area, tilt sash windows, and vinyl siding exterior make maintenance a breeze. The extended front porch and back deck provide a peaceful setting.

Key facts

• 0.48 acre lot
• Garage
• Built 1978

Property features AI

Exterior

• Parking: Drive-under main level parking; Garage faces the side
• Utilities: Public water; Septic tank sewer; 220V in garage; 220V in laundry; Cable available; Electricity available; Natural gas available; Phone available; Water available
• Home design: Two levels; Resale property; Vinyl siding exterior; Composition shingle roof; Block foundation
• Construction: Vinyl siding construction; Composition shingle roof; Block foundation
• Exterior features: Front porch; Deck; Rain gutters; Exterior storage; Shed on property; Walk-out partial unfinished basement with both exterior and interior entry

Interior

• Kitchen: Laminate counters; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; Master suite on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Attic fan; Electric components
• Interior features: High-speed internet; His and hers closets; Double-pane windows; One gas fireplace with factory-built unit, gas log and gas starter in the living room; No shared walls
• Laundry & utility: Laundry located in basement; Electric dryer hookup in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-10 ($-122/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (20.1% below list).
• Recommended offer: $188k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Dorsett Shoals Elementary School (math 17% / reading 37%, grade F, #689 of 1,228 statewide, top 58%, 387 students, 74% FRL); Yeager Middle School (math 22% / reading 38%, grade F, #243 of 470 statewide, top 53%, 542 students, 70% FRL); Chapel Hill High School (math 16% / reading 32%, grade F, #203 of 424 statewide, top 48%, 1,609 students, 48% FRL).
• Market conditions: Rents flat; 595 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $7k 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 18 days — a 2% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 7 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 $112k; list at $236k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $188,491 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (median comp): $249,889
• List price: $236,000
• Delta: -5.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3990 N Quail Dr	0.13mi	3/2.0	1,342 (-1%)	6mo	$182,500	$136	86
5804 Macedin Dr	0.33mi	3/2.0	1,336 (-2%)	2mo	$225,000	$168	80
5720 Bob White Ln	0.36mi	4/2.0 (+1)	1,372 (+1%)	2mo	$205,000	$149	75
4220 Kings Hwy	0.36mi	3/2.0	1,368 (+1%)	12mo	$72,000	$53	72
3730 N Quail Dr	0.27mi	3/2.0	1,401 (+3%)	14mo	$240,000	$171	71
4082 Yeager Rd	0.25mi	3/2.0	1,514 (+11%)	1mo	$245,000	$162	69
4306 Dawning Ln	0.66mi	3/2.0	1,327 (-2%)	5mo	$265,000	$200	61
3855 N Quail Dr	0.19mi	3/2.0	1,176 (-14%)	14mo	$231,000	$196	57
6070 Ridge Way	0.56mi	3/2.0	1,421 (+4%)	12mo	$257,870	$181	56
4195 Yeager Rd	0.53mi	3/1.5	1,305 (-4%)	18mo	$201,500	$154	52
3877 Canterbury Wak	0.60mi	3/2.0	1,250 (-8%)	9mo	$253,900	$203	51
6175 Marilla St	0.60mi	3/2.0	1,241 (-9%)	13mo	$270,000	$218	46

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-44,324
• Equity at exit: $35,188

10-year hold

• IRR: -19.6%
• Equity multiple: 0.08×
• Total profit: $-60,473
• Equity at exit: $20,405

Cash invested: $66,080 (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: 595
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-10

Break-even live

Break-even rent $1,898

Max offer price $234,201

Occupancy floor 96%

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3995 Yeager Rd Douglasville, GA	3.0	2.0	1371	$1,841	$1.34	2d	1	0.13mi
3874 N Quail Dr Douglasville, GA	3.0	2.0	1300	$1,850	$1.42	43d	1	0.22mi
4193 Macduff Dr Douglasville, GA	3.0	2.0	1166	$1,629	$1.40	3d	1	0.22mi
5771 Macedin Dr Douglasville, GA	3.0	2.0	1478	$1,760	$1.19	24d	1	0.31mi
5734 Amalfi Way Douglasville, GA	3.0	1.5	1305	$1,560	$1.20	5d	1	0.43mi
3468 Rocky Creek Dr Douglasville, GA	3.0	2.0	1460	$1,750	$1.20	18d	1	0.47mi
6200 King Arthur Dr Douglasville, GA	3.0	1.0	1150	$1,495	$1.30	5d	1	0.60mi
6165 Marilla St Douglasville, GA	3.0	2.0	1305	$1,665	$1.28	20d	1	0.61mi
3964 Wedgewood Dr Douglasville, GA	3.0	2.0	1420	$1,750	$1.23	43d	1	0.92mi
5346 Orchard Pl Unit 5346 Douglasville, GA	3.0	2.0	1525	$1,700	$1.11	4d	1	1.01mi
4710 Camelot Dr Douglasville, GA	3.0	2.0	1554	$1,100	$0.71	12d	1	1.06mi
3584 Marshall Ct Douglasville, GA	2.0	3.0	1851	$1,905	$1.03	20d	1	1.08mi
3492 Highway 5 Douglasville, GA	1.0–2.0	1.0–2.0	887	$1,399	$1.58	2d	7	1.20mi
22 Fox Hall Dr Unit B Douglasville, GA	2.0	1.0	1583	$1,465	$0.93	43d	1	1.25mi
3971 Highway 5 Douglasville, GA	3.0	2.0	1382	$1,995	$1.44	4d	1	1.27mi
5407 Wilder Dr Douglasville, GA	3.0	2.0	1670	$1,650	$0.99	43d	1	1.28mi
4841 Ventnore Pl Douglasville, GA	4.0	3.0	1800	$2,095	$1.16	4d	1	1.30mi
6237 Dorsett Shoals Rd Unit A Douglasville, GA	2.0	2.0	1164	$1,495	$1.28	5d	1	1.32mi
6190 Knights Ln Douglasville, GA	4.0	2.5	1700	$1,700	$1.00	24d	1	1.37mi

Listing history 22 events

1. 2026-05-02
   listed $236,000 New 388-char remark

   Show marketing remark (388 chars)

   ***$5,000 seller credit with approved offer. Cute as a button ranch home in Douglasville. With its basement bonus/flex room and unfinished area, this 3bed/2bath home has tons of storage space. Two years old HVAC. Laminate floors in main living area, tilt sash windows, and vinyl siding exterior make maintenance a breeze. The extended front porch and back deck provide a peaceful setting.

2. 2026-05-02
   listed $236,000 Active 388-char remark

   Show marketing remark (388 chars)

   ***$5,000 seller credit with approved offer. Cute as a button ranch home in Douglasville. With its basement bonus/flex room and unfinished area, this 3bed/2bath home has tons of storage space. Two years old HVAC. Laminate floors in main living area, tilt sash windows, and vinyl siding exterior make maintenance a breeze. The extended front porch and back deck provide a peaceful setting.

3. 2026-05-01
   historical
4. 2026-05-01
   historical
5. 2026-04-23
   price $236,000
6. 2026-04-23
   price $236,000
7. 2026-04-07
   status Back On Market
8. 2026-04-07
   status Active
9. 2026-03-29
   status Pending
10. 2026-03-29
    status Under Contract
11. 2026-03-19
    price $239,900
12. 2026-03-19
    price $239,900
13. 2026-03-01
    listed $242,900 Active
14. 2026-03-01
    listed $242,900 New
15. 2026-02-28
    historical
16. 2026-02-12
    price $242,900
17. 2026-01-28
    listed $249,900 New
18. 2004-02-02
    soldstatus $112,000
19. 1995-12-08
    soldstatus $67,900
20. 1989-01-12
    soldstatus $56,850
21. 1983-05-31
    soldstatus $51,308
22. 1980-09-30
    soldstatus $46,900

ⓘ 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: $1,960 · $163/mo
• Projected year-2 tax: $2,171 · $181/mo
• Expected delta: +$211/yr (+$18/mo · 10.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $22,619
• − Mortgage interest: −$13,220
• − Property taxes: −$1,960
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$6,865
• Taxable loss: −$4,225
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $892/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

+403.2% since first listed

24 events — show timeline

• 2026-05-20 Pending — GAMLS
• 2026-05-20 Pending — FMLS
• 2026-05-02 Listed $236,000 FMLS
• 2026-05-02 Listed $236,000 GAMLS
• 2026-05-01 Listing Removed — FMLS
• 2026-05-01 Listing Removed — GAMLS
• 2026-04-23 Price Changed $236,000 FMLS
• 2026-04-23 Price Changed $236,000 GAMLS
• 2026-04-07 Relisted — GAMLS
• 2026-04-07 Relisted — FMLS
• 2026-03-29 Pending — FMLS
• 2026-03-29 Pending — GAMLS
• 2026-03-19 Price Changed $239,900 FMLS
• 2026-03-19 Price Changed $239,900 GAMLS
• 2026-03-01 Listed $242,900 FMLS
• 2026-03-01 Listed $242,900 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-12 Price Changed $242,900 GAMLS
• 2026-01-28 Listed $249,900 GAMLS
• 2004-02-02 Sold (Public Records) $112,000 Public Records
• 1995-12-08 Sold (Public Records) $67,900 Public Records
• 1989-01-12 Sold (Public Records) $56,850 Public Records
• 1983-05-31 Sold (Public Records) $51,308 Public Records
• 1980-09-30 Sold (Public Records) $46,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,960 · +1.8% YoY. Source: county tax records.