6917 Laurelwood Dr · Douglasville, GA 30135

$245,500

3 bd · 2.0 ba · 2,016 sqft · SingleFamily public records · 223 Days on market

Built 1973 0.41 ac lot $122/sqft · 14% below area Est $285k · 14% 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 +13.7/15.0
• Cash flow +11.2/30.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• 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

Welcome home to this beautifully newly renovated gem in the heart of Douglasville! This stunning property offers a perfect blend of modern upgrades and timeless charm. Step inside to find fresh paint, new flooring, and updated fixtures throughout. The spacious living room is perfect for entertaining or relaxing, and the bright, open kitchen features brand-new appliances, sleek countertops, and plenty of cabinet space. The primary suite offers a private retreat with an upgraded bathroom and generous closet space. Enjoy your morning coffee or evening gatherings in the large backyard, ideal for family fun or peaceful relaxation. Conveniently located near shopping, dining, schools, and major highways, this move-in-ready home has it all! Don't miss the opportunity to make 6917 Lauralwood Drive your new address - schedule your private tour today!

Key facts

• Fresh paint
• Modern upgrades
• New flooring

Tags

• NEWLY RENOVATED
• MODERN UPGRADES
• FRESH PAINT
• NEW FLOORING
• UPDATED FIXTURES
• BRIGHT OPEN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (17.4% below list).
• Recommended offer: $203k (17.4% 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.
• Zoned schools: Bill Arp Elementary School (math 30% / reading 31%, grade F, #620 of 1,228 statewide, top 51%, 610 students, 72% FRL); Yeager Middle School (math 22% / reading 38%, grade F, #243 of 470 statewide, top 53%, 542 students, 70% FRL); Alexander High School (math 17% / reading 37%, grade F, #162 of 424 statewide, top 40%, 1,823 students, 41% FRL).
• Market conditions: Rents flat; 610 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $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 223 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts; this cycle's ask is 11590% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $155k; list at $246k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $202,798 (17.4% 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 223 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $284,859
• List price: $245,500
• Delta: -13.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6857 Alexander Pkwy	0.18mi	4/3.0 (+1)	2,150 (+7%)	2mo	$490,000	$228	70
6590 Manor Creek Dr	0.38mi	3/2.5	2,146 (+6%)	5mo	$300,000	$140	65
7087 Milam Rd	0.38mi	3/3.0	1,981 (-2%)	16mo	$165,000	$83	62
6797 Greenoak Dr	0.37mi	3/2.5	2,202 (+9%)	7mo	$385,000	$175	60
6724 Oakland Dr	0.40mi	4/2.0 (+1)	2,100 (+4%)	15mo	$285,000	$136	57
6947 Silver Grass Ct	0.56mi	3/2.5	2,091 (+4%)	14mo	$315,000	$151	54
7244 Milam Rd	0.61mi	3/2.0	1,960 (-3%)	22mo	$320,000	$163	49
6561 Harrington Pl	0.72mi	4/3.0 (+1)	2,064 (+2%)	12mo	$360,000	$174	43

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: -22.3%
• Equity multiple: 0.25×
• Total profit: $-51,558
• Equity at exit: $36,605

10-year hold

• IRR: -26.1%
• Equity multiple: -0.09×
• Total profit: $-74,930
• Equity at exit: $21,226

Cash invested: $68,740 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$1,287
• Tax est. 1.5%: −$307 /mo · $3,682/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-94

Break-even live

Break-even rent $2,148

Max offer price $231,827

Occupancy floor 100%

Sensitivity live

Price	-10% $75	-5% $-10	+0% $-94	+5% $-179	+10% $-264
Rent	-10% $-255	-5% $-175	+0% $-94	+5% $-14	+10% $66
Rate	-1.0pp $29	-0.5pp $-32	base $-94	+0.5pp $-158	+1.0pp $-223

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: $61,375
• Closing costs: $7,365
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6945 Pompas Ct Douglasville, GA	3.0	2.0	2084	$2,019	$0.97	45d	1	0.40mi
4839 W Lake Way Douglasville, GA	3.0	2.0	1835	$1,940	$1.06	26d	1	0.76mi
4852 W Ridge Dr Douglasville, GA	4.0	3.0	1872	$2,085	$1.11	45d	1	0.77mi
3960 Watkins Way Douglasville, GA	3.0	2.0	1692	$1,511	$0.89	45d	1	1.05mi
6364 Dorsett Shoals Rd Douglasville, GA	4.0	3.0	1900	$1,500	$0.79	45d	1	1.17mi
6430 Queensdale Dr Douglasville, GA	4.0	2.5	2262	$2,195	$0.97	1d	1	1.30mi
6430 Queensdale Dr Douglasville, GA	4.0	2.5	2262	$2,195	$0.97	7d	1	1.30mi
6265 E Shore Cir Douglasville, GA	4.0	2.0	2472	$2,050	$0.83	7d	1	1.34mi
3751 Sherwood Dr Douglasville, GA	3.0	2.0	1677	$1,500	$0.89	45d	1	1.46mi
3964 Wedgewood Dr Douglasville, GA	3.0	2.0	1420	$1,750	$1.23	45d	1	1.48mi
6190 Knights Ln Douglasville, GA	4.0	2.5	1700	$1,700	$1.00	26d	1	1.49mi

Listing history 41 events

1. 2026-06-21
   days on market $245,500 Active 223 DOM
2. 2026-06-18
   days on market $245,500 Active 220 DOM
3. 2026-06-17
   price $245,500 Active 219 DOM
4. 2026-06-17
   days on market $265,000 Active 219 DOM
5. 2026-06-16
   days on market $265,000 Active 218 DOM
6. 2026-06-15
   days on market $265,000 Active 217 DOM
7. 2026-06-13
   days on market $265,000 Active 215 DOM
8. 2026-06-09
   days on market $265,000 Active 211 DOM
9. 2026-06-08
   days on market $265,000 Active 210 DOM
10. 2026-06-07
    days on market $265,000 Active 209 DOM
11. 2026-06-04
    days on market $265,000 Active 206 DOM
12. 2026-06-03
    days on market $265,000 Active 205 DOM
13. 2026-06-02
    days on market $265,000 Active 204 DOM
14. 2026-06-01
    days on market $265,000 Active 203 DOM
15. 2026-05-31
    days on market $265,000 Active 202 DOM
16. 2026-01-22
    listed $2,100
17. 2025-11-10
    listed $265,000 New 858-char remark

    Show marketing remark (910 chars)

    Welcome home to this beautifully newly renovated gem in the heart of Douglasville! This stunning property offers a perfect blend of modern upgrades and timeless charm. Step inside to find modern updates, beautiful flooring, and modern fixtures throughout. The spacious living room is perfect for entertaining or relaxing, and the bright, open kitchen featuring stainless steel appliances, sleek countertops, and plenty of cabinet space. The primary suite offers a private retreat with a custom tile shower, generous closet space and plenty of natural light. Enjoy your morning coffee or evening gatherings in the large backyard, ideal for family fun or peaceful relaxation. Conveniently located near shopping, dining, schools, and major highways, this move-in-ready home has it all! Don’t miss the opportunity to make 6917 Lauralwood Drive your new address — schedule your private tour today!

18. 2025-11-10
    listed $265,000 Active 910-char remark

    Show marketing remark (910 chars)

    Welcome home to this beautifully newly renovated gem in the heart of Douglasville! This stunning property offers a perfect blend of modern upgrades and timeless charm. Step inside to find modern updates, beautiful flooring, and modern fixtures throughout. The spacious living room is perfect for entertaining or relaxing, and the bright, open kitchen featuring stainless steel appliances, sleek countertops, and plenty of cabinet space. The primary suite offers a private retreat with a custom tile shower, generous closet space and plenty of natural light. Enjoy your morning coffee or evening gatherings in the large backyard, ideal for family fun or peaceful relaxation. Conveniently located near shopping, dining, schools, and major highways, this move-in-ready home has it all! Don’t miss the opportunity to make 6917 Lauralwood Drive your new address — schedule your private tour today!

19. 2025-09-05
    soldstatus $155,000
20. 2025-08-29
    soldstatus $155,000 Closed
21. 2025-08-29
    soldstatus $155,000 Sold
22. 2025-08-12
    status Under Contract
23. 2025-08-12
    status Pending
24. 2025-07-15
    listed $184,900 Active
25. 2025-07-10
    listed $184,900 New
26. 2025-06-11
    historical
27. 2025-06-11
    historical
28. 2025-06-10
    price $179,900
29. 2025-06-10
    price $179,900
30. 2025-06-03
    status Back On Market
31. 2025-06-03
    status Active
32. 2025-05-29
    status Under Contract
33. 2025-05-29
    status Pending
34. 2025-05-26
    price $189,000
35. 2025-05-26
    price $189,000
36. 2025-05-18
    price $199,900
37. 2025-05-18
    price $199,900
38. 2025-04-12
    price $215,000
39. 2025-04-12
    price $215,000
40. 2025-03-28
    listed $235,000 Active
41. 2025-03-28
    listed $235,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 19 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: $24,336
• − Mortgage interest: −$13,752
• − Property taxes: −$3,682
• − Insurance: −$1,228
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$7,142
• Taxable loss: −$5,362
• Est. tax savings @ 24.0%: +$1,287
• After-tax cash flow: $153/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

-99.1% since first listed

26 events — show timeline

• 2026-01-22 Listed for Rent $2,100 FMLS
• 2025-11-10 Listed $265,000 FMLS
• 2025-11-10 Listed $265,000 GAMLS
• 2025-09-05 Sold (Public Records) $155,000 Public Records
• 2025-08-29 Sold (MLS) $155,000 GAMLS
• 2025-08-29 Sold (MLS) $155,000 FMLS
• 2025-08-12 Pending — GAMLS
• 2025-08-12 Pending — FMLS
• 2025-07-15 Listed $184,900 FMLS
• 2025-07-10 Listed $184,900 GAMLS
• 2025-06-11 Listing Removed — GAMLS
• 2025-06-11 Listing Removed — FMLS
• 2025-06-10 Price Changed $179,900 FMLS
• 2025-06-10 Price Changed $179,900 GAMLS
• 2025-06-03 Relisted — GAMLS
• 2025-06-03 Relisted — FMLS
• 2025-05-29 Pending — GAMLS
• 2025-05-29 Pending — FMLS
• 2025-05-26 Price Changed $189,000 GAMLS
• 2025-05-26 Price Changed $189,000 FMLS
• 2025-05-18 Price Changed $199,900 GAMLS
• 2025-05-18 Price Changed $199,900 FMLS
• 2025-04-12 Price Changed $215,000 GAMLS
• 2025-04-12 Price Changed $215,000 FMLS
• 2025-03-28 Listed $235,000 GAMLS
• 2025-03-28 Listed $235,000 FMLS

Property tax history

-3.8%/yr

Latest (2025): $387 · +0.0% YoY. Source: county tax records.