4938 Kings · Douglasville, GA 30135

$240,000

3 bd · 2.0 ba · 1,321 sqft · SingleFamily public records · 70 Days on market

Built 1973 0.46 ac lot $182/sqft · 10% below area Est $266k · 10% 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).

• ARV discount +12.0/15.0
• Cash flow +11.9/30.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.1/10.0
• 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

Move-in ready three-bedroom, two-bathroom home in the desirable Orchard Point neighborhood. This residence features a welcoming layout where the cozy living room serves as the heart of the home, complete with a classic fireplace perfect for relaxing. The interior is designed for easy living, featuring a kitchen equipped with black appliances and durable laminate countertops that offer both style and practicality.

Key facts

• Black appliances
• Cozy living room
• Classic fireplace

Tags

• ORCHARD POINT NEIGHBORHOOD
• COZY LIVING ROOM
• CLASSIC FIREPLACE
• BLACK APPLIANCES
• DURABLE LAMINATE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-63 ($-755/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (18.8% below list).
• Recommended offer: $195k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 595 active listings in the ZIP; 9 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 70 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $144k; list at $240k implies a 67% 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 $194,943 (18.8% 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 70 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

• ARV (median comp): $266,396
• List price: $240,000
• Delta: -9.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6145 Plumcrest Rd	0.12mi	3/2.0	1,400 (+6%)	5mo	$263,000	$188	80
6075 Sumter Dr	0.17mi	3/2.0	1,218 (-8%)	1mo	$259,000	$213	78
6000 Orchard Rd	0.25mi	3/2.0	1,366 (+3%)	18mo	$248,000	$182	67
4979 Kings Hwy	0.08mi	3/2.0	1,512 (+14%)	20mo	$270,000	$179	55
4776 Harrod Ct	0.36mi	3/2.0	1,504 (+14%)	6mo	$279,900	$186	55
6175 Knights Ln	0.26mi	3/1.5	1,125 (-15%)	8mo	$210,000	$187	55

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-48,468
• Equity at exit: $35,785

10-year hold

• IRR: -23.5%
• Equity multiple: -0.03×
• Total profit: $-68,926
• Equity at exit: $20,751

Cash invested: $67,200 (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 30135

• Rents YoY: 0.1%
• Active inventory: 595
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$244 /mo · $2,933/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-63

Break-even live

Break-even rent $2,029

Max offer price $228,883

Occupancy floor 98%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4841 Ventnore Pl Douglasville, GA	4.0	3.0	1800	$2,095	$1.16	3d	1	0.29mi
6190 Knights Ln Douglasville, GA	4.0	2.5	1700	$1,700	$1.00	24d	1	0.31mi
6237 Dorsett Shoals Rd Unit A Douglasville, GA	2.0	2.0	1164	$1,495	$1.28	5d	1	0.46mi
4710 Camelot Dr Douglasville, GA	3.0	2.0	1554	$1,100	$0.71	12d	1	0.54mi
4839 W Lake Way Douglasville, GA	3.0	2.0	1835	$1,940	$1.06	24d	1	1.18mi
4956 W Ridge Dr Douglasville, GA	3.0	2.0	1296	$1,725	$1.33	5d	1	1.19mi
4852 W Ridge Dr Douglasville, GA	4.0	3.0	1872	$2,085	$1.11	43d	1	1.21mi
6165 Marilla St Douglasville, GA	3.0	2.0	1305	$1,665	$1.28	20d	1	1.22mi
4193 Macduff Dr Douglasville, GA	3.0	2.0	1166	$1,629	$1.40	2d	1	1.37mi

Listing history 27 events

1. 2026-06-18
   days on market $240,000 Active 70 DOM
2. 2026-06-17
   days on market $240,000 Active 69 DOM
3. 2026-06-16
   days on market $240,000 Active 68 DOM
4. 2026-06-15
   days on market $240,000 Active 67 DOM
5. 2026-06-13
   days on market $240,000 Active 65 DOM
6. 2026-06-09
   days on market $240,000 Active 61 DOM
7. 2026-06-08
   days on market $240,000 Active 60 DOM
8. 2026-06-07
   days on market $240,000 Active 59 DOM
9. 2026-06-04
   days on market $240,000 Active 56 DOM
10. 2026-06-03
    days on market $240,000 Active 55 DOM
11. 2026-06-02
    days on market $240,000 Active 54 DOM
12. 2026-06-01
    days on market $240,000 Active 53 DOM
13. 2026-05-31
    days on market $240,000 Active 52 DOM
14. 2026-05-15
    price $240,000 416-char remark

    Show marketing remark (416 chars)

    Move-in ready three-bedroom, two-bathroom home in the desirable Orchard Point neighborhood. This residence features a welcoming layout where the cozy living room serves as the heart of the home, complete with a classic fireplace perfect for relaxing. The interior is designed for easy living, featuring a kitchen equipped with black appliances and durable laminate countertops that offer both style and practicality.

15. 2026-05-15
    price $240,000 416-char remark

    Show marketing remark (416 chars)

    Move-in ready three-bedroom, two-bathroom home in the desirable Orchard Point neighborhood. This residence features a welcoming layout where the cozy living room serves as the heart of the home, complete with a classic fireplace perfect for relaxing. The interior is designed for easy living, featuring a kitchen equipped with black appliances and durable laminate countertops that offer both style and practicality.

16. 2026-04-09
    listed $249,900 New 416-char remark

    Show marketing remark (416 chars)

    Move-in ready three-bedroom, two-bathroom home in the desirable Orchard Point neighborhood. This residence features a welcoming layout where the cozy living room serves as the heart of the home, complete with a classic fireplace perfect for relaxing. The interior is designed for easy living, featuring a kitchen equipped with black appliances and durable laminate countertops that offer both style and practicality.

17. 2026-04-09
    listed $249,900 Active 416-char remark

    Show marketing remark (416 chars)

    Move-in ready three-bedroom, two-bathroom home in the desirable Orchard Point neighborhood. This residence features a welcoming layout where the cozy living room serves as the heart of the home, complete with a classic fireplace perfect for relaxing. The interior is designed for easy living, featuring a kitchen equipped with black appliances and durable laminate countertops that offer both style and practicality.

18. 2019-10-22
    soldstatus $144,000
19. 2019-04-25
    soldstatus $85,000
20. 2015-03-07
    historical
21. 2015-02-05
    price $104,000
22. 2014-12-16
    listed $115,000 New
23. 2006-08-04
    soldstatus $130,000
24. 1998-07-21
    soldstatus $78,000
25. 1997-12-30
    soldstatus $56,900
26. 1991-09-03
    soldstatus $107,544
27. 1990-07-11
    soldstatus $62,500

ⓘ 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: $2,933 · $244/mo
• Projected year-2 tax: $2,933 · $244/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 · 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: $23,393
• − Mortgage interest: −$13,444
• − Property taxes: −$2,933
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$6,982
• Taxable loss: −$4,908
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $423/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

+284.0% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $240,000 FMLS
• 2026-05-15 Price Changed $240,000 GAMLS
• 2026-04-09 Listed $249,900 FMLS
• 2026-04-09 Listed $249,900 GAMLS
• 2019-10-22 Sold (Public Records) $144,000 Public Records
• 2019-04-25 Sold (Public Records) $85,000 Public Records
• 2015-03-07 Listing Removed — GAMLS
• 2015-02-05 Price Changed $104,000 GAMLS
• 2014-12-16 Listed $115,000 GAMLS
• 2006-08-04 Sold (Public Records) $130,000 Public Records
• 1998-07-21 Sold (Public Records) $78,000 Public Records
• 1997-12-30 Sold (Public Records) $56,900 Public Records
• 1991-09-03 Sold (Public Records) $107,544 Public Records
• 1990-07-11 Sold (Public Records) $62,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,933 · -0.2% YoY. Source: county tax records.