3875 Hadley Rd · Douglasville, GA 30135

$350,000

4 bd · 2.5 ba · 2,789 sqft · SingleFamily public records · 90 Days on market

Built 2005 $125/sqft · 14% below area Est $406k · 14% under $50/mo HOA · 2% of rent

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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 +13.7/15.0
• Cash flow +9.9/30.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• 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

Investment opportunity! Make a solid move and consider adding this one to your portfolio! Steady rental income on this 4-bedroom, 2- 1/2 bath home in a quiet neighborhood in Douglasville with amenities that are sure to attract, with a pool, playground, and tennis courts. This property has an expansive living space, with a fireplace and an exceptionally large kitchen. The large owners' suite is sure to impress, with a double vanity sink, deep soaking garden tub, and separate shower to cultivate a relaxing mood. 3 additional bedrooms are generous size with substantial closet space. The patio with a privacy fence and lush grass is perfect for entertaining or outdoor play. Tenant is already in place, so just sit back and let the property pay for itself. Conveniently located near shopping and dining, and just 30 minutes west of Atlanta in the Chapel Hill school district. Schedule your showing today!

Key facts

• Tennis courts
• Large kitchen
• Pool

Tags

• POOL
• PLAYGROUND
• TENNIS COURTS
• EXPANSIVE LIVING SPACE
• FIREPLACE
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (21.3% below list).
• Recommended offer: $276k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Douglasville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Chapel Hill Elementary School (math 26% / reading 41%, grade F, #562 of 1,228 statewide, top 46%, 649 students, 58% FRL); Chapel Hill Middle School (math 32% / reading 47%, grade F, #147 of 470 statewide, top 33%, 1,098 students, 55% FRL); New Manchester High School (math 10% / reading 28%, grade F, #250 of 424 statewide, top 60%, 1,894 students, 60% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents flat; 610 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 35% of the median local income ($95k/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 $2k of loan paydown is wiped out by about $10k 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 90 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: moderate wind risk, 25% 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 $275,548 (21.3% 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 90 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 10.6

CMA / ARV

• ARV (median comp): $405,502
• List price: $350,000
• Delta: -13.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3842 Monticello St	0.22mi	4/2.5	2,804 (+0%)	12mo	$335,000	$119	79
3868 Arolla Ln	0.20mi	4/2.5	3,132 (+12%)	8mo	$350,000	$112	64
3758 Renfroe Ave	0.04mi	5/3.0 (+1)	2,613 (-6%)	23mo	$370,000	$142	61
3852 Monticello St	0.22mi	4/3.0	2,588 (-7%)	18mo	$370,000	$143	61
3898 Arolla Ln	0.22mi	4/2.5	2,469 (-12%)	21mo	$278,000	$113	53
4031 Oak Stone Dr	0.72mi	4/3.0	2,626 (-6%)	4mo	$223,500	$85	51
3815 Georgia Dr	0.30mi	5/3.0 (+1)	2,990 (+7%)	21mo	$480,000	$161	50
75 Forsythia Way	0.59mi	4/2.5	2,565 (-8%)	18mo	$379,249	$148	44
3488 Marjorie Ln	0.70mi	4/2.5	3,052 (+9%)	21mo	$550,500	$180	34

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-78,503
• Equity at exit: $52,186

10-year hold

• IRR: -30.2%
• Equity multiple: -0.19×
• Total profit: $-116,656
• Equity at exit: $30,262

Cash invested: $98,000 (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: 610
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,755 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$365 /mo · $4,375/yr
• Insurance: −$146
• HOA: −$50
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-219

Break-even live

Break-even rent $3,033

Max offer price $311,310

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-120	+0% $-219	+5% $-318	+10% $-417
Rent	-10% $-437	-5% $-328	+0% $-219	+5% $-110	+10% $-1
Rate	-1.0pp $-43	-0.5pp $-130	base $-219	+0.5pp $-310	+1.0pp $-402

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3775 Sidda Way Douglasville, GA	5.0	3.0	2858	$3,200	$1.12	45d	1	0.14mi
3751 Monticello St Douglasville, GA	4.0	3.0	2091	$2,300	$1.10	22d	1	0.17mi
3761 Monticello St Douglasville, GA	5.0	3.0	2711	$2,345	$0.86	45d	1	0.18mi
3237 Carmel Dr Douglasville, GA	3.0	2.0	2130	$1,860	$0.87	26d	1	0.70mi
3783 Chapel Hill Rd Douglasville, GA	4.0	3.0	2032	$1,955	$0.96	14d	1	1.14mi
3644 Springwell Ct Douglasville, GA	5.0	3.5	4041	$4,500	$1.11	4d	1	1.21mi
4217 Arnolds Mill Opas Douglasville, GA	4.0	2.5	2356	$2,275	$0.97	45d	1	1.25mi
3722 Auger Trl Douglasville, GA	3.0	2.0	2302	$2,050	$0.89	7d	1	1.39mi
3175 Tackett Rd Douglasville, GA	4.0	3.5	3384	$2,800	$0.83	45d	1	1.46mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-21
   days on market $350,000 Active 90 DOM
2. 2026-06-18
   days on market $350,000 Active 87 DOM
3. 2026-06-17
   days on market $350,000 Active 86 DOM
4. 2026-06-16
   days on market $350,000 Active 85 DOM
5. 2026-06-15
   days on market $350,000 Active 84 DOM
6. 2026-06-13
   days on market $350,000 Active 82 DOM
7. 2026-06-09
   days on market $350,000 Active 78 DOM
8. 2026-06-08
   days on market $350,000 Active 77 DOM
9. 2026-06-07
   days on market $350,000 Active 76 DOM
10. 2026-06-04
    days on market $350,000 Active 73 DOM
11. 2026-06-03
    days on market $350,000 Active 72 DOM
12. 2026-06-02
    days on market $350,000 Active 71 DOM
13. 2026-06-01
    days on market $350,000 Active 70 DOM
14. 2026-05-31
    days on market $350,000 Active 69 DOM
15. 2026-03-23
    listed $350,000 New 912-char remark

    Show marketing remark (910 chars)

    Investment opportunity! Make a solid move and consider adding this one to your portfolio! Steady rental income on this 4-bedroom, 2- 1/2 bath home in a quiet neighborhood in Douglasville with amenities that are sure to attract, with a pool, playground, and tennis courts. This property has an expansive living space, with a fireplace and exceptionally large kitchen. The large owners' suite is sure to impress, with a double vanity sink, deep soaking garden tub, and separate shower to cultivate a relaxing mood. 3 additional bedrooms are generous size with substantial closet space. The patio with a privacy fence and lush grass is perfect for entertaining or outdoor play. Tenant is already in place, so just sit back and let the property pay for itself. Conveniently located near shopping and dining, and just 30 minutes west of Atlanta in the Chapel Hill school district. Schedule your showing today!

16. 2026-03-23
    listed $350,000 Active 910-char remark

    Show marketing remark (910 chars)

    Investment opportunity! Make a solid move and consider adding this one to your portfolio! Steady rental income on this 4-bedroom, 2- 1/2 bath home in a quiet neighborhood in Douglasville with amenities that are sure to attract, with a pool, playground, and tennis courts. This property has an expansive living space, with a fireplace and exceptionally large kitchen. The large owners' suite is sure to impress, with a double vanity sink, deep soaking garden tub, and separate shower to cultivate a relaxing mood. 3 additional bedrooms are generous size with substantial closet space. The patio with a privacy fence and lush grass is perfect for entertaining or outdoor play. Tenant is already in place, so just sit back and let the property pay for itself. Conveniently located near shopping and dining, and just 30 minutes west of Atlanta in the Chapel Hill school district. Schedule your showing today!

17. 2025-07-25
    historical $2,149
18. 2025-07-10
    price $2,149
19. 2025-07-03
    listed $2,295
20. 2025-07-03
    historical $2,295
21. 2025-07-02
    listed $2,295
22. 2024-05-22
    historical $2,095
23. 2024-05-04
    price $2,100
24. 2024-04-26
    listed $2,150
25. 2022-12-01
    historical
26. 2005-08-24
    soldstatus $1,104,000
27. 2005-07-11
    soldstatus $1,702,000

ⓘ 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: $4,375 · $365/mo
• Projected year-2 tax: $4,375 · $365/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 6/10 Major 7 d/yr ≥103°F today · 20 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: $33,066
• − Mortgage interest: −$19,605
• − Property taxes: −$4,375
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,645
• − Management: −$2,645
• − HOA: −$600
• − Depreciation: −$10,182
• Taxable loss: −$8,737
• Est. tax savings @ 24.0%: +$2,097
• After-tax cash flow: $-531/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

-79.4% since first listed

13 events — show timeline

• 2026-03-23 Listed $350,000 FMLS
• 2026-03-23 Listed $350,000 GAMLS
• 2025-07-25 Rental Removed $2,149 GAMLS
• 2025-07-10 Price Changed $2,149 GAMLS
• 2025-07-03 Listed for Rent $2,295 GAMLS
• 2025-07-03 Rental Removed $2,295 TENANTTURNER2
• 2025-07-02 Listed for Rent $2,295 TENANTTURNER2
• 2024-05-22 Rental Removed $2,095 GAMLS
• 2024-05-04 Price Changed $2,100 GAMLS
• 2024-04-26 Listed for Rent $2,150 GAMLS
• 2022-12-01 Rental Removed — RENT.
• 2005-08-24 Sold (Public Records) $1,104,000 Public Records
• 2005-07-11 Sold (Public Records) $1,702,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,375 · -1.1% YoY. Source: county tax records.