57 Carrington Hill Subdivision Ln · Douglas, GA 31642

$74,000

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 19 Days on market

Built 2006 3.50 ac lot $43/sqft · 58% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 2-bath home situated on 3.5 acres! Offering plenty of space both inside and out, this property features a large carport and endless potential for the right buyer. A great opportunity for investors, flippers, or buyers looking to create their dream home. With acreage and a vision, this property is full of possibilities!

Key facts

• 3.5 acre lot
• 2 parking spots
• Built 2006

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Covered parking; 2-space carport
• Security:
• Utilities:
• Home design:
• Construction:
• Exterior features: Property on one to five acres

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling:
• Interior features: 5 total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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, schools F.
• Atkinson County (rural): math 24% / reading 35% proficiency, ranked #101 of 174 in GA (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 18 units permitted in Atkinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($512 loan paydown + $2k appreciation (3.1% local appreciation)).
• Atkinson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,890 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.64% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.67%
• DSCR: 2.10
• GRM: 5.1

CMA / ARV

• ARV (median comp): $175,710
• List price: $74,000
• Delta: -57.89%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

3.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.76×
• Total profit: $36,383
• Equity at exit: $33,605

10-year hold

• IRR: 31.2%
• Equity multiple: 5.40×
• Total profit: $91,174
• Equity at exit: $52,048

Cash invested: $20,720 (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 31642

• Home prices YoY: 3.4%
• Active inventory: 5
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $426

Break-even live

Break-even rent $674

Max offer price $74,000

Occupancy floor 60%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   status Pending 360-char remark
2. 2026-04-23
   listed $74,000 Active 360-char remark

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $1,366 · $114/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,561
• − Mortgage interest: −$4,145
• − Property taxes: −$1,366
• − Insurance: −$370
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$2,153
• Taxable income: $4,198
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $4,103/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: Atkinson County
• NCES district ID: 1300090
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $32,143
• Composite: 24.04/100
• National rank: #7765
• State rank: #101 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

• Population (ZIP): 4,564

Population outlook (Atkinson County) Hauer SSP2

• Today (2025): 8,231 people
• By 2030: 8,094 · -1.7%
• By 2040: 7,782 · -5.5%
• By 2050: 7,284 · -11.5%
• By 2075: 5,817 · -29.3%
• By 2100: 4,200 · -49.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 48% Hispanic / Latino 29% Black 17% Two or more races 16%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Portuguese 2% Italian 1% Serbian 1%
• Foreign-born: 16% · Canada
• Languages at home: 72% English-only · Spanish 28%

Political lean MEDSL · Atkinson

• 2024 margin: Solid R (+54.0) · D 22.9% · R 76.9%
• 2008→2024 swing: -19.4pp toward R · 2008: -34.5pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+46.8 2016: R+45.2 2012: R+34.7 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.08%
• Current HPI: 93.1136
• 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

+8.8% since first listed

3 events — show timeline

• 2026-06-05 Sold (MLS) $80,500 GIAR
• 2026-05-13 Pending — GIAR
• 2026-04-23 Listed $74,000 GIAR

Property tax history

-0.8%/yr

Latest (2025): $1,366 · -3.2% YoY. Source: county tax records.