2322 Chestnut Log Loop · Lithia Springs, GA 30122

$189,999

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 64 Days on market

Built 1974 0.46 ac lot $180/sqft · 18% below area Est $233k · 18% 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting home located in the Lithia Springs area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Sweetwater Creek State Park, and surrounding areas while maintaining the charm of a residential neighborhood.

Key facts

• Outdoor space
• 0.46 acre lot
• 2 parking spots

Tags

• OUTDOOR SPACE
• SWEETWATER CREEK STATE PARK
• RESIDENTIAL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $183k (3.9% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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-, schools 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 soft (-0.7%/yr); 159 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 64 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (median comp): $232,755
• List price: $189,999
• Delta: -18.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2257 Chestnut Log Loop	0.17mi	3/1.5	1,144 (+8%)	11mo	$169,000	$148	69
2087 Chestnut Way	0.44mi	3/2.0	1,100 (+4%)	3mo	$260,000	$236	68
8621 Hickory Ln	0.45mi	3/1.5	1,008 (-4%)	9mo	$179,500	$178	63
2323 Cedar Terrace Rd	0.45mi	3/1.0	1,014 (-4%)	12mo	$210,000	$207	61
2152 Cedar Creek Ln	0.22mi	3/3.0	1,192 (+13%)	3mo	$202,500	$170	60
3686 Sweetbriar Cir	0.66mi	3/2.0	1,025 (-3%)	5mo	$222,815	$217	58
2027 Chestnut Log Dr	0.47mi	3/2.0	1,100 (+4%)	19mo	$242,000	$220	53
2001 Chestnut Log Dr	0.47mi	3/1.5	1,150 (+9%)	16mo	$191,300	$166	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.55×
• Total profit: $-23,945
• Equity at exit: $28,329

10-year hold

• IRR: -9.0%
• Equity multiple: 0.51×
• Total profit: $-25,853
• Equity at exit: $16,428

Cash invested: $53,200 (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 30122

• Home prices YoY: -27.4%
• Rents YoY: -0.7%
• Active inventory: 159
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$996
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $192

Break-even live

Break-even rent $1,583

Max offer price $189,999

Occupancy floor 84%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2182 Chestnut Log Loop Lithia Springs, GA	3.0	2.0	1480	$1,000	$0.68	24d	1	0.12mi
3564 Briar Dr Lithia Springs, GA	3.0	1.5	1075	$1,615	$1.50	44d	1	0.47mi
2427 Park Ave Lithia Springs, GA	3.0	2.0	1440	$1,661	$1.15	12d	1	0.74mi
3460 Meadowview Dr Lithia Springs, GA	3.0	1.0	1000	$1,750	$1.75	2d	1	0.75mi
2640 Trail Creek Cir Lithia Springs, GA	3.0	2.0	1152	$1,720	$1.49	5d	1	0.80mi
3715 Meadowview Dr Lithia Springs, GA	4.0	2.0	1400	$1,910	$1.36	12d	1	0.99mi
1705 Olde Oak Dr Lithia Springs, GA	3.0	2.0	1178	$1,651	$1.40	43d	1	1.00mi
7850 Lee Rd Lithia Springs, GA	1.0–3.0	1.0–2.0	1179	$2,256	$1.91	1d	18	1.07mi
1515 Olde Oak Dr Lithia Springs, GA	3.0	2.0	1182	$1,749	$1.48	2d	1	1.07mi
1521 Lee Rd Lithia Springs, GA	1.0–3.0	1.0–2.0	1002	$2,401	$2.40	1d	9	1.21mi
2725 Forrester Ct Lithia Springs, GA	2.0	1.0	944	$1,550	$1.64	3d	2	1.25mi
7703 Lee Rd Lithia Springs, GA	1.0–2.0	1.0–2.0	975	$1,639	$1.68	1d	22	1.46mi

Listing history 33 events

1. 2026-06-18
   days on market $189,999 Active 64 DOM
2. 2026-06-17
   price $189,999 Active 63 DOM
3. 2026-06-17
   days on market $194,999 Active 63 DOM
4. 2026-06-16
   days on market $194,999 Active 62 DOM
5. 2026-06-15
   days on market $194,999 Active 61 DOM
6. 2026-06-13
   days on market $194,999 Active 59 DOM
7. 2026-06-09
   days on market $194,999 Active 55 DOM
8. 2026-06-08
   days on market $194,999 Active 54 DOM
9. 2026-06-07
   days on market $194,999 Active 53 DOM
10. 2026-06-04
    days on market $194,999 Active 50 DOM
11. 2026-06-03
    days on market $194,999 Active 49 DOM
12. 2026-06-02
    pricedays on market $194,999 Active 48 DOM
13. 2026-06-01
    days on market $198,900 Active 47 DOM
14. 2026-05-31
    days on market $198,900 Active 46 DOM
15. 2026-05-16
    price $198,900 701-char remark

    Show marketing remark (701 chars)

    Welcome to this inviting home located in the Lithia Springs area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Sweetwater Creek State Park, and surrounding areas while maintaining the charm of a residential neighborhood.

16. 2026-05-16
    price $198,900 701-char remark

    Show marketing remark (701 chars)

    Welcome to this inviting home located in the Lithia Springs area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Sweetwater Creek State Park, and surrounding areas while maintaining the charm of a residential neighborhood.

17. 2026-04-15
    listed $199,900 New 701-char remark

    Show marketing remark (701 chars)

    Welcome to this inviting home located in the Lithia Springs area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Sweetwater Creek State Park, and surrounding areas while maintaining the charm of a residential neighborhood.

18. 2026-04-15
    listed $199,900 Active 701-char remark

    Show marketing remark (701 chars)

    Welcome to this inviting home located in the Lithia Springs area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the outdoor space offers room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Sweetwater Creek State Park, and surrounding areas while maintaining the charm of a residential neighborhood.

19. 2026-01-31
    historical
20. 2025-11-26
    price $199,900
21. 2025-10-15
    price $210,000
22. 2025-09-10
    price $218,500
23. 2025-08-21
    price $222,870
24. 2025-07-24
    price $229,900
25. 2025-07-03
    listed $234,600 New
26. 2022-02-17
    price $1,395
27. 2021-05-11
    soldstatus $2,298,500
28. 2008-01-04
    soldstatus $44,900
29. 2007-11-14
    listed $44,900
30. 2006-06-07
    soldstatus $109,000
31. 2006-02-20
    soldstatus $64,500
32. 1994-04-14
    soldstatus $68,900
33. 1988-04-27
    soldstatus $48,900

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,096 · $175/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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $21,901
• − Mortgage interest: −$10,643
• − Property taxes: −$2,096
• − Insurance: −$950
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$5,527
• Taxable loss: −$820
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $2,496/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

• County: Douglas County · 141,416 people
• City population: 27,036
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,036
• Household income: $69,257
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 835.0

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 53% White 21% Hispanic / Latino 21% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Hispanic 1% Swedish 1% Romanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 75% English-only · Spanish 18% 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: ▼ -88.34%
• Current HPI: 233.5045
• Rent YoY: ▼ -0.67%
• 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

+306.7% since first listed

19 events — show timeline

• 2026-05-16 Price Changed $198,900 GAMLS
• 2026-05-16 Price Changed $198,900 FMLS
• 2026-04-15 Listed $199,900 FMLS
• 2026-04-15 Listed $199,900 GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-11-26 Price Changed $199,900 GAMLS
• 2025-10-15 Price Changed $210,000 GAMLS
• 2025-09-10 Price Changed $218,500 GAMLS
• 2025-08-21 Price Changed $222,870 GAMLS
• 2025-07-24 Price Changed $229,900 GAMLS
• 2025-07-03 Listed $234,600 GAMLS
• 2022-02-17 Price Changed $1,395 RENT.
• 2021-05-11 Sold (Public Records) $2,298,500 Public Records
• 2008-01-04 Sold (MLS) $44,900 FMLS
• 2007-11-14 Listed $44,900 FMLS
• 2006-06-07 Sold (Public Records) $109,000 Public Records
• 2006-02-20 Sold (Public Records) $64,500 Public Records
• 1994-04-14 Sold (Public Records) $68,900 Public Records
• 1988-04-27 Sold (Public Records) $48,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,096 · +4.7% YoY. Source: county tax records.