8605 Creekview Ct · Douglasville, GA 30135

$309,900

3 bd · 2.5 ba · 2,355 sqft · SingleFamily public records · 56 Days on market

Built 1986 $132/sqft · 13% below area Est $355k · 13% under ↓ 27% since listing

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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).

• ARV discount +13.2/15.0
• Cash flow +11.2/30.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 8605 Creekview Court! This property offers strong potential for investors, renovators, or buyers looking to customize a home to their vision. Situated in Douglasville, the home features spacious living areas and a functional layout, but will require repairs and updates beyond cosmetic improvements. Property is being sold as-is. Ideal for cash buyers or renovation financing. The fully finished, remodeled basement offers a 1-bedroom, 1-bath layout with flexible living space-ideal for multi-generational living, guest quarters, or potential rental income opportunities. This 4-bedroom, 3.5-bath split-foyer home offers approximately 2,355 square feet and is located in a quiet Douglasville community. Step inside to high ceilings that create an open and airy feel throughout the main living area, adding to the home's spacious layout and potential. The upper level features the owner's suite, complete with a large jacuzzi tub and skylights above, providing a relaxing retreat filled with natural light. Additional bedrooms offer comfortable space for family or guests. This home is priced to sell. Conveniently located near shopping, dining, and major highways. Don't miss your chance to transform this property into something special!

Key facts

• Garage
• Built 1986
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (26.7% below list).
• Recommended offer: $227k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 595 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2k of loan paydown is wiped out by about $9k 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 56 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $187k; list at $310k implies a 66% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,177 (26.7% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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: 0.73% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.4

CMA / ARV

• ARV (median comp): $354,647
• List price: $309,900
• Delta: -12.62%
• 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
8607 Wood Springs Ct	0.18mi	3/3.0	2,337 (-1%)	6mo	$290,000	$124	83
8606 Creekview Ct	0.04mi	4/2.5 (+1)	2,430 (+3%)	15mo	$339,900	$140	75
6700 Live Oak Ln	0.58mi	3/2.5	2,353 (-0%)	3mo	$284,575	$121	70
6595 Oakwood Dr	0.52mi	3/2.5	2,279 (-3%)	1mo	$320,000	$140	70
8602 Stone Creek Ct	0.07mi	3/3.0	2,535 (+8%)	18mo	$250,000	$99	67
9566 Lakeview Ct	0.25mi	3/2.5	2,224 (-6%)	16mo	$350,000	$157	66
6700 Knollwood Cir	0.46mi	3/2.5	2,266 (-4%)	9mo	$318,000	$140	65
9887 Live Oak Ct	0.53mi	4/3.0 (+1)	2,442 (+4%)	12mo	$236,000	$97	52
3145 S Elizabeth Dr	0.59mi	3/3.0	2,179 (-8%)	9mo	$365,000	$168	51
4929 Calgary Dr	0.64mi	4/2.5 (+1)	2,427 (+3%)	12mo	$360,000	$148	50
6715 Knollwood Cir	0.61mi	3/2.0	2,510 (+7%)	15mo	$320,000	$127	46
4919 Heritage Valley Dr	0.35mi	4/2.0 (+1)	2,002 (-15%)	20mo	$337,000	$168	35

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-64,488
• Equity at exit: $46,207

10-year hold

• IRR: -24.1%
• Equity multiple: -0.06×
• Total profit: $-91,574
• Equity at exit: $26,794

Cash invested: $86,772 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$161 /mo · $1,932/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-121

Break-even live

Break-even rent $2,424

Max offer price $288,595

Occupancy floor —

Sensitivity live

Price	-10% $55	-5% $-33	+0% $-121	+5% $-208	+10% $-296
Rent	-10% $-300	-5% $-210	+0% $-121	+5% $-31	+10% $59
Rate	-1.0pp $35	-0.5pp $-42	base $-121	+0.5pp $-201	+1.0pp $-283

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2988 Heritage Valley Ct Douglasville, GA	3.0	2.0	1628	$1,890	$1.16	44d	1	0.34mi
6694 Live Oak Ln Douglasville, GA	4.0	3.0	2400	$2,970	$1.24	44d	1	0.52mi
9785 Whitetail Rd Douglasville, GA	4.0	3.0	2400	$1,995	$0.83	6d	1	0.71mi
6834 Springwood Dr Douglasville, GA	4.0	3.0	2168	$2,105	$0.97	25d	1	0.73mi
3543 Aberdeen Way Douglasville, GA	4.0	2.5	2822	$2,350	$0.83	25d	1	0.76mi
4634 Five Leaves Ct Douglasville, GA	3.0	2.0	1615	$1,865	$1.15	16d	1	0.90mi
3810 Glade Ave Douglasville, GA	4.0	2.5	1920	$2,191	$1.14	44d	1	1.01mi
3492 Heatherwood Ct Douglasville, GA	3.0	2.0	1841	$2,500	$1.36	19d	1	1.05mi
3496 Heatherwood Ct Douglasville, GA	4.0	2.5	2134	$2,250	$1.05	44d	1	1.06mi
5407 Wilder Dr Douglasville, GA	3.0	2.0	1670	$1,650	$0.99	44d	1	1.16mi
5635 Stewart Woods Dr Douglasville, GA	4.0	2.5	1993	$2,000	$1.00	6d	1	1.20mi
3907 Lauada Dr Douglasville, GA	3.0	2.0	2402	$2,150	$0.90	6d	1	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $309,900 Active 56 DOM
2. 2026-06-17
   days on market $309,900 Active 55 DOM
3. 2026-06-16
   days on market $309,900 Active 54 DOM
4. 2026-06-15
   days on market $309,900 Active 53 DOM
5. 2026-06-13
   statusdays on market $309,900 Active 51 DOM
6. 2026-06-09
   statusdays on market $309,900 Back On Market 47 DOM
7. 2026-06-04
   statusdays on market $309,900 Under Contract 46 DOM
8. 2026-06-03
   days on market $309,900 Active 45 DOM
9. 2026-06-02
   days on market $309,900 Active 44 DOM
10. 2026-06-01
    days on market $309,900 Active 43 DOM
11. 2026-05-31
    days on market $309,900 Active 42 DOM
12. 2026-04-20
    listed $309,900 New 1265-char remark

    Show marketing remark (1265 chars)

    Opportunity awaits at 8605 Creekview Court! This property offers strong potential for investors, renovators, or buyers looking to customize a home to their vision. Situated in Douglasville, the home features spacious living areas and a functional layout, but will require repairs and updates beyond cosmetic improvements. Property is being sold as-is. Ideal for cash buyers or renovation financing. The fully finished, remodeled basement offers a 1-bedroom, 1-bath layout with flexible living space-ideal for multi-generational living, guest quarters, or potential rental income opportunities. This 4-bedroom, 3.5-bath split-foyer home offers approximately 2,355 square feet and is located in a quiet Douglasville community. Step inside to high ceilings that create an open and airy feel throughout the main living area, adding to the home's spacious layout and potential. The upper level features the owner's suite, complete with a large jacuzzi tub and skylights above, providing a relaxing retreat filled with natural light. Additional bedrooms offer comfortable space for family or guests. This home is priced to sell. Conveniently located near shopping, dining, and major highways. Don't miss your chance to transform this property into something special!

13. 2026-04-13
    historical $309,900 1265-char remark

    Show marketing remark (1265 chars)

    Opportunity awaits at 8605 Creekview Court! This property offers strong potential for investors, renovators, or buyers looking to customize a home to their vision. Situated in Douglasville, the home features spacious living areas and a functional layout, but will require repairs and updates beyond cosmetic improvements. Property is being sold as-is. Ideal for cash buyers or renovation financing. The fully finished, remodeled basement offers a 1-bedroom, 1-bath layout with flexible living space-ideal for multi-generational living, guest quarters, or potential rental income opportunities. This 4-bedroom, 3.5-bath split-foyer home offers approximately 2,355 square feet and is located in a quiet Douglasville community. Step inside to high ceilings that create an open and airy feel throughout the main living area, adding to the home's spacious layout and potential. The upper level features the owner's suite, complete with a large jacuzzi tub and skylights above, providing a relaxing retreat filled with natural light. Additional bedrooms offer comfortable space for family or guests. This home is priced to sell. Conveniently located near shopping, dining, and major highways. Don't miss your chance to transform this property into something special!

14. 2002-06-25
    soldstatus $186,900
15. 1986-08-29
    soldstatus $111,500
16. 1986-04-15
    soldstatus $56,000
17. 1981-09-30
    soldstatus $422,500

ⓘ 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: $1,932 · $161/mo
• Projected year-2 tax: $2,851 · $238/mo
• Expected delta: +$919/yr (+$77/mo · 47.5%)

ⓘ 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 ≥103°F today · 20 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: $27,261
• − Mortgage interest: −$17,359
• − Property taxes: −$1,932
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$9,015
• Taxable loss: −$6,957
• Est. tax savings @ 24.0%: +$1,670
• After-tax cash flow: $222/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): 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

-26.7% since first listed

6 events — show timeline

• 2026-04-20 Listed $309,900 GAMLS
• 2026-04-13 Coming Soon $309,900 GAMLS
• 2002-06-25 Sold (Public Records) $186,900 Public Records
• 1986-08-29 Sold (Public Records) $111,500 Public Records
• 1986-04-15 Sold (Public Records) $56,000 Public Records
• 1981-09-30 Sold (Public Records) $422,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,932 · -0.4% YoY. Source: county tax records.