1009 Kitchens Ave · Douglas, GA 31533

$119,900

3 bd · 2.0 ba · 1,204 sqft · SingleFamily public records · 29 Days on market

Built 1955 0.37 ac lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 2-bath home located in Douglas, GA featuring spacious living areas, covered parking, and additional storage/workshop space. Property offers a functional layout with flexible-use rooms. Metal roof installed approximately 3 years ago per seller. Additional extension provides potentially 600 plus sq ft of options. Conveniently located near shopping, schools, and local amenities. Great opportunity for homeowners, investors, or buyers seeking additional space at an affordable price point.

Key facts

• Metal roof
• Covered parking
• Additional extension

Tags

• SPACIOUS LIVING AREAS
• COVERED PARKING
• FUNCTIONAL LAYOUT
• FLEXIBLE USE ROOMS
• METAL ROOF
• ADDITIONAL EXTENSION

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Sewer connected
• Home design: Single family residence (house); Built in 1955; Fixer condition
• Construction: Concrete construction; Metal roof; No basement
• Exterior features: City lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Has heating (other); Window unit(s) for cooling
• Interior features: One-level layout; Den; Other interior features
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.7% in Douglas — 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 64/100 on livability (#252 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D, amenities F.
• Coffee County (rural): math 28% / reading 31% proficiency, ranked #99 of 174 in GA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coffee Middle School (math 28% / reading 33%, grade F, #240 of 470 statewide, top 51%, 1,679 students, 96% FRL) — zoned schools average 96% FRL vs 66% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 110 units permitted in Coffee County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Coffee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $120k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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. 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: 1.07% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $68,628
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Evergreen Ave	0.26mi	3/2.0	1,314 (+9%)	16mo	$75,000	$57	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,460
• Equity at exit: $17,877

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $21,746
• Equity at exit: $10,367

Cash invested: $33,572 (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 31533

• Home prices YoY: -21.6%
• Active inventory: 31
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $283

Break-even live

Break-even rent $920

Max offer price $119,900

Occupancy floor 73%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Lupo Ln Douglas, GA	1.0–3.0	1.0–2.0	763	$1,495	$1.96	44d	13	0.52mi
820 Bowens Mill Rd SE Douglas, GA	2.0	2.0	841	$950	$1.13	44d	1	0.86mi

Listing history 19 events

1. 2026-06-18
   statusdays on market $119,900 Active 29 DOM
2. 2026-06-17
   days on market $119,900 Price Change 28 DOM
3. 2026-06-16
   days on market $119,900 Price Change 27 DOM
4. 2026-06-16
   pricestatus $119,900 Price Change 26 DOM
5. 2026-06-15
   days on market $129,900 Active 26 DOM
6. 2026-06-13
   days on market $129,900 Active 24 DOM
7. 2026-06-12
   days on market $129,900 Active 23 DOM
8. 2026-06-09
   days on market $129,900 Active 20 DOM
9. 2026-06-08
   days on market $129,900 Active 19 DOM
10. 2026-06-07
    days on market $129,900 Active 18 DOM
11. 2026-06-07
    statusdays on market $129,900 Active 17 DOM
12. 2026-06-04
    days on market $129,900 Price Change 14 DOM
13. 2026-06-02
    pricestatusdays on market $129,900 Price Change 13 DOM
14. 2026-06-01
    days on market $139,900 New 12 DOM
15. 2026-05-31
    days on market $139,900 New 11 DOM
16. 2026-05-31
    days on market $139,900 New 10 DOM
17. 2026-05-20
    listed $139,900 New
18. 2010-08-18
    soldstatus $47,000
19. 2010-05-05
    soldstatus $37,500

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$524/yr (+$44/mo · 90.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,338
• − Mortgage interest: −$6,716
• − Property taxes: −$579
• − Insurance: −$600
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$3,488
• Taxable income: $1,502
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $3,033/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: Coffee County
• NCES district ID: 1301350
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $35,068
• Composite: 24.36/100
• National rank: #7693
• State rank: #99 of 174 in GA

Livability — Douglas

• Score: 64/100
• State rank: #252
• US rank: #14074

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A Health & safety C- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Douglas, GA
• Population (ZIP): 17,464

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 43,255 people
• By 2030: 43,007 · -0.6%
• By 2040: 42,337 · -2.1%
• By 2050: 41,505 · -4.0%
• By 2075: 39,695 · -8.2%
• By 2100: 36,090 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 34% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 14% Other Indo-European 1%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+45.1) · D 27.3% · R 72.5%
• 2008→2024 swing: -15.6pp toward R · 2008: -29.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.9 2016: R+39.5 2012: R+29.1 2008: R+29.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.34%
• Current HPI: 186.6264
• Rent YoY: —
• Metro: —
• 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

+273.1% since first listed

3 events — show timeline

• 2026-05-20 Listed $139,900 GAMLS
• 2010-08-18 Sold (Public Records) $47,000 Public Records
• 2010-05-05 Sold (Public Records) $37,500 Public Records

Property tax history

-2.7%/yr

Latest (2025): $579 · -0.5% YoY. Source: county tax records.