521 Sterling Dr · Douglasville, GA 30127

$325,000

3 bd · 2.0 ba · 1,852 sqft · SingleFamily public records · 21 Days on market

Built 1997 0.69 ac lot $175/sqft · 7% below area Est $357k · 9% 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 +11.7/30.0
• ARV discount +11.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 521 Sterling, where charm and comfort meet a touch of garden magic. This inviting home features a thoughtful layout with a sun-drenched primary suite, flexible secondary bedrooms, and a basement bonus space ready for your hobbies or movie nights. Significant recent updates include a 2-year-old roof, fresh exterior paint, and an upgraded HVAC system. The real star of the show is the fruit-filled backyard-a lush retreat where you can harvest peaches, figs, muscadines, and berries all season long. It's more than just a home; it's a lifestyle upgrade for anyone who loves nature and peaceful living.

Key facts

• Expansive backyard
• 0.69 acre lot
• 2 garage spots

Tags

• PRIVATE FRUIT ORCHARD
• EXPANSIVE BACKYARD
• FINISHED BASEMENT AREA

Property features AI

Finance

• Other: Paved road frontage; Fenced backyard (chain link and wood); Directions provided
• HOA & community: Street lights in the community

Exterior

• Parking: 2 total parking spaces; 2-car garage with garage door opener; Garage faces side; Drive-under main level; Driveway; Open parking available
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available
• Home design: Two levels; Frame construction with vinyl siding; Composition roof; Resale condition
• Construction: Frame and vinyl siding construction; Composition roof; Partial basement
• Exterior features: Garden; Deck; Front porch; Wrap-around porch; Greenhouse; TV antenna

Interior

• Kitchen: White cabinets; Eat-in kitchen; Laminate counters; Pantry; Open view to family room; Electric oven; Gas cooktop; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 upper-level bedrooms; Split bedroom plan
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bathroom with separate tub and shower and a soaking tub
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Entrance foyer; High-speed internet available; Tray ceilings; Walk-in closet(s); Insulated windows; No common walls; 1 fireplace (factory built, gas starter, in living room); Basement with exterior and interior entry (partial)
• Laundry & utility: Washer and dryer included; Laundry located in kitchen; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (29.6% below list).
• Recommended offer: $229k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bessie L. Baggett Elementary (math 49% / reading 37%, grade F, #370 of 1,228 statewide, top 30%, 589 students, 62% FRL); J. A. Dobbins Middle School (math 28% / reading 37%, grade F, #221 of 470 statewide, top 48%, 532 students, 61% FRL); Hiram High School (math 19% / reading 17%, grade F, #258 of 424 statewide, top 62%, 1,468 students, 55% FRL) — zoned schools average 59% FRL vs 33% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 658 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,458 units permitted in Paulding County in 2024 (0 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 $10k of value loss. Plan a longer hold.
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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 $53k; list at $325k implies a 513% gain — meaningful room to come down on a strong offer.

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 $228,917 (29.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 11.8

CMA / ARV

• ARV (median comp): $356,777
• List price: $325,000
• Delta: -8.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 Sterling Dr	0.26mi	3/2.0	1,624 (-12%)	8mo	$280,000	$172	61
877 Bramlett Way	0.31mi	4/2.5 (+1)	2,049 (+11%)	4mo	$334,900	$163	57
81 Primrose Ln	0.69mi	3/2.0	1,648 (-11%)	15mo	$292,000	$177	37

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.30×
• Total profit: $-63,971
• Equity at exit: $48,459

10-year hold

• IRR: -18.9%
• Equity multiple: 0.08×
• Total profit: $-84,161
• Equity at exit: $28,100

Cash invested: $91,000 (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 30127

• Rents YoY: 0.7%
• Active inventory: 658
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-95

Break-even live

Break-even rent $2,409

Max offer price $308,248

Occupancy floor 99%

Sensitivity live

Price	-10% $89	-5% $-3	+0% $-95	+5% $-187	+10% $-279
Rent	-10% $-276	-5% $-185	+0% $-95	+5% $-4	+10% $86
Rate	-1.0pp $69	-0.5pp $-12	base $-95	+0.5pp $-179	+1.0pp $-265

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Waterway Trl Powder Springs, GA	4.0	2.0	1874	$2,160	$1.15	26d	1	0.96mi
245 Longview Dr Powder Springs, GA	4.0	3.0	1574	$2,049	$1.30	7d	1	1.07mi
57 Grandview Ln Powder Springs, GA	4.0	3.0	2568	$2,200	$0.86	45d	1	1.17mi
693 Grandview Cir Powder Springs, GA	3.0	2.5	1816	$1,999	$1.10	4d	1	1.19mi
573 Grandview Cir Powder Springs, GA	3.0	2.5	1816	$1,890	$1.04	45d	1	1.27mi
5659 Hiram Douglasville Hwy Powder Springs, GA	3.0	2.0	1669	$2,200	$1.32	20d	1	1.36mi
5745 Crystal Springs Way Powder Springs, GA	4.0	2.5	2452	$2,500	$1.02	26d	1	1.41mi

Listing history 42 events

1. 2026-06-07
   status $325,000 Pending 21 DOM
2. 2026-06-04
   days on market $325,000 Active Under Contract 21 DOM
3. 2026-06-03
   days on market $325,000 Active Under Contract 20 DOM
4. 2026-06-02
   days on market $325,000 Active Under Contract 19 DOM
5. 2026-06-01
   days on market $325,000 Active Under Contract 18 DOM
6. 2026-05-31
   days on market $325,000 Active Under Contract 17 DOM
7. 2026-05-14
   listed $325,000 Active 615-char remark
8. 2025-10-28
   historical
9. 2025-10-28
   historical
10. 2025-10-08
    price $335,000
11. 2025-10-08
    price $335,000
12. 2025-09-23
    price $340,000
13. 2025-09-23
    price $340,000
14. 2025-08-21
    listed $350,000 Active
15. 2025-08-20
    historical

    Show marketing remark (612 chars)

    Welcome to 521 Sterling, where charm and comfort meet a touch of garden magic. This inviting home features a thoughtful layout with a sun-drenched primary suite, flexible secondary bedrooms, and a basement bonus space ready for your hobbies or movie nights. Significant recent updates include a 2-year-old roof, fresh exterior paint, and an upgraded HVAC system. The real star of the show is the fruit-filled backyard-a lush retreat where you can harvest peaches, figs, muscadines, and berries all season long. It's more than just a home; it's a lifestyle upgrade for anyone who loves nature and peaceful living.

16. 2025-08-20
    listed $350,000 New

    Show marketing remark (612 chars)

    Welcome to 521 Sterling, where charm and comfort meet a touch of garden magic. This inviting home features a thoughtful layout with a sun-drenched primary suite, flexible secondary bedrooms, and a basement bonus space ready for your hobbies or movie nights. Significant recent updates include a 2-year-old roof, fresh exterior paint, and an upgraded HVAC system. The real star of the show is the fruit-filled backyard-a lush retreat where you can harvest peaches, figs, muscadines, and berries all season long. It's more than just a home; it's a lifestyle upgrade for anyone who loves nature and peaceful living.

17. 2025-08-20
    listed $325,000 New

    Show marketing remark (612 chars)

    Welcome to 521 Sterling, where charm and comfort meet a touch of garden magic. This inviting home features a thoughtful layout with a sun-drenched primary suite, flexible secondary bedrooms, and a basement bonus space ready for your hobbies or movie nights. Significant recent updates include a 2-year-old roof, fresh exterior paint, and an upgraded HVAC system. The real star of the show is the fruit-filled backyard-a lush retreat where you can harvest peaches, figs, muscadines, and berries all season long. It's more than just a home; it's a lifestyle upgrade for anyone who loves nature and peaceful living.

18. 2016-02-10
    price $45,000
19. 2015-05-09
    price $45,000
20. 2012-07-19
    historical
21. 2012-07-18
    soldstatus $53,000 Sold
22. 2012-07-18
    soldstatus $53,000 Sold
23. 2012-06-13
    price $53,000
24. 2012-06-13
    historical
25. 2012-06-11
    status New
26. 2012-06-11
    status Pending
27. 2012-06-11
    historical
28. 2012-06-05
    price $53,000
29. 2012-06-05
    price $45,000
30. 2012-05-31
    listed $46,000 Active
31. 2012-05-31
    listed $45,000 New
32. 2011-04-01
    historical
33. 2010-10-25
    price $75,000
34. 2010-08-19
    price $89,950 Reduced
35. 2010-08-19
    price $85,000 Active
36. 2010-08-19
    status Active
37. 2010-08-04
    status Pending Existing Lender Approval
38. 2010-08-02
    status Pending
39. 2010-07-22
    listed $95,000 Active
40. 2010-04-21
    price $105,000 Reduced
41. 2009-12-23
    price $120,000 Reduced
42. 2001-10-31
    soldstatus $133,000

ⓘ 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: $762 · $64/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$2,228/yr (+$186/mo · 292.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,470
• − Mortgage interest: −$18,205
• − Property taxes: −$762
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$9,455
• Taxable loss: −$6,972
• Est. tax savings @ 24.0%: +$1,673
• After-tax cash flow: $535/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 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: Cobb County · 777,758 people
• City population: 114,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 71,626
• Household income: $110,904
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 912.0

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 45% White 37% Hispanic / Latino 11% Two or more races 7% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 2% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.28%
• Current HPI: 222.6123
• Rent YoY: ▲ 0.74%
• 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

+144.4% since first listed

35 events — show timeline

• 2026-06-05 Pending — GAMLS
• 2026-06-05 Pending — FMLS
• 2026-05-27 Contingent — GAMLS
• 2026-05-27 Contingent — FMLS
• 2026-05-14 Listed $325,000 FMLS
• 2025-10-28 Listing Removed — GAMLS
• 2025-10-08 Price Changed $335,000 GAMLS
• 2025-09-23 Price Changed $340,000 GAMLS
• 2025-08-20 Listed $350,000 GAMLS
• 2025-08-20 Listed $325,000 GAMLS
• 2016-02-10 Price Changed $45,000 FMLS
• 2015-05-09 Price Changed $45,000 GAMLS
• 2012-07-19 Listing Removed — FMLS
• 2012-07-18 Sold (MLS) $53,000 GAMLS
• 2012-07-18 Sold (MLS) $53,000 FMLS
• 2012-06-13 Price Changed $53,000 GAMLS
• 2012-06-13 Listing Removed — GAMLS
• 2012-06-11 Relisted — GAMLS
• 2012-06-11 Pending — FMLS
• 2012-06-11 Listing Removed — GAMLS
• 2012-06-05 Price Changed $53,000 FMLS
• 2012-06-05 Price Changed $45,000 FMLS
• 2012-05-31 Listed $46,000 FMLS
• 2012-05-31 Listed $45,000 GAMLS
• 2011-04-01 Listing Removed — FMLS
• 2010-10-25 Price Changed $75,000 FMLS
• 2010-08-19 Price Changed $89,950 GAMLS
• 2010-08-19 Relisted — FMLS
• 2010-08-19 Price Changed $85,000 FMLS
• 2010-08-04 Pending — FMLS
• 2010-08-02 Pending — FMLS
• 2010-07-22 Listed $95,000 FMLS
• 2010-04-21 Price Changed $105,000 GAMLS
• 2009-12-23 Price Changed $120,000 GAMLS
• 2001-10-31 Sold (Public Records) $133,000 Public Records

Property tax history

-4.3%/yr

Latest (2025): $762 · +0.5% YoY. Source: county tax records.