508 Magnolia St · Douglas, GA 31533

$64,900

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 32 Days on market

Built 1900 4,792 sqft lot

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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
• 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 MLS

Investors looking for great location and new floors, new bathroom uppdates, mpve in ready

Key facts

• Functional layout
• Solid structure
• Conveniently located

Tags

• FUNCTIONAL LAYOUT
• SOLID STRUCTURE
• FIXER-UPPER OPPORTUNITY
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Residential property; Zoning: R
• Construction: Block construction
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: 1 full bathroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Window coverings; 5 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 4.8% 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: Westside Elementary School (math 24% / reading 27%, grade F, #736 of 1,228 statewide, top 61%, 616 students, 96% FRL); Coffee Middle School (math 28% / reading 33%, grade F, #240 of 470 statewide, top 51%, 1,679 students, 96% FRL); Coffee County High School (math 30% / reading 37%, grade F, #99 of 424 statewide, top 23%, 1,234 students, 65% FRL) — zoned schools average 86% FRL vs 66% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 1 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.85% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.76%
• DSCR: 2.64
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.6%
• Equity multiple: 2.37×
• Total profit: $24,923
• Equity at exit: $9,677

10-year hold

• IRR: 39.6%
• Equity multiple: 4.70×
• Total profit: $67,287
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $557

Break-even live

Break-even rent $493

Max offer price $64,900

Occupancy floor 49%

Sensitivity live

Price	-10% $593	-5% $575	+0% $557	+5% $538	+10% $520
Rent	-10% $462	-5% $509	+0% $557	+5% $604	+10% $651
Rate	-1.0pp $589	-0.5pp $573	base $557	+0.5pp $540	+1.0pp $523

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Lupo Ln Douglas, GA	1.0–3.0	1.0–2.0	763	$1,198	$1.57	45d	13	1.37mi

Listing history 22 events

1. 2026-06-21
   days on market $64,900 Active 32 DOM
2. 2026-06-21
   days on market $64,900 Active 31 DOM
3. 2026-06-18
   days on market $64,900 Active 29 DOM
4. 2026-06-17
   days on market $64,900 Active 28 DOM
5. 2026-06-16
   days on market $64,900 Active 27 DOM
6. 2026-06-15
   days on market $64,900 Active 26 DOM
7. 2026-06-13
   days on market $64,900 Active 24 DOM
8. 2026-06-12
   days on market $64,900 Active 23 DOM
9. 2026-06-09
   days on market $64,900 Active 20 DOM
10. 2026-06-08
    days on market $64,900 Active 19 DOM
11. 2026-06-07
    days on market $64,900 Active 18 DOM
12. 2026-06-07
    days on market $64,900 Active 17 DOM
13. 2026-06-04
    days on market $64,900 Active 14 DOM
14. 2026-06-02
    days on market $64,900 Active 13 DOM
15. 2026-06-01
    days on market $64,900 Active 12 DOM
16. 2026-05-31
    days on market $64,900 Active 11 DOM
17. 2026-05-31
    days on market $64,900 Active 10 DOM
18. 2026-05-20
    listed $64,900 Active
19. 2022-09-15
    soldstatus $80,000
20. 2022-09-14
    soldstatus $39,000 89-char remark

    Show marketing remark (89 chars)

    Investors looking for great location and new floors, new bathroom uppdates, mpve in ready

21. 2022-09-14
    listed $40,000 89-char remark

    Show marketing remark (89 chars)

    Investors looking for great location and new floors, new bathroom uppdates, mpve in ready

22. 2017-04-28
    soldstatus $22,000

ⓘ 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: $263 · $22/mo
• Projected year-2 tax: $597 · $50/mo
• Expected delta: +$334/yr (+$28/mo · 127.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $14,370
• − Mortgage interest: −$3,635
• − Property taxes: −$263
• − Insurance: −$324
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$1,888
• Taxable income: $5,960
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $5,250/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

+195.0% since first listed

5 events — show timeline

• 2026-05-20 Listed $64,900 TBOR
• 2022-09-15 Sold (Public Records) $80,000 Public Records
• 2022-09-14 Listed $40,000 TBOR
• 2022-09-14 Sold (MLS) $39,000 TBOR
• 2017-04-28 Sold (Public Records) $22,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $263 · -0.5% YoY. Source: county tax records.