3002 Osier Cir · Douglasville, GA 30135

$249,990

3 bd · 2.5 ba · 1,421 sqft · Other · 28 Days on market

Built 2025 Good condition $330/mo HOA · 15% of rent ↓ 6% since listing

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * * MOVE IN READY TOWNHOMES IN PRIME DOUGLASVILLE AREA! We are located off Fairburn Road just 1 mile off I-20 Exit 37/ Fairburn Rd. Chestnut Grove is the Fastest Selling High-Quality Home Builder Community In Douglasville. Our modern designed townhomes offer spacious 3 & 4 bedroom floor plans and includes up to $20,000 in upgrades such as stainless steel kitchen appliances, granite island & countertops, cultured marble vanities and washer and dryer! Enjoy more time with family and friends - all landscape maintenance is fully covered. Chestnut Grove offers the perfect blend of convenience and lifestyle! Located 3 miles from Arbor Place Mall with over 140 stores, you'll

Key facts

• Granite island
• Move in ready
• $330 HOA

Tags

• MOVE IN READY
• GRANITE ISLAND
• CULTURED MARBLE VANITIES
• 3 MILES FROM ARBOR PLACE MALL

Property features AI

Finance

• Financial info: Part of a multi-unit community (121 units total; 16 units to be built in this phase)
• HOA & community: Monthly association fee of $165; Association covers insurance, grounds and structure maintenance, and reserve fund; Community amenities include dog park, homeowners association, proximity to schools and shopping

Exterior

• Parking: Attached garage; 1 garage space; On-street parking available; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Two levels; New construction; Fee simple ownership
• Construction: Cement siding, HardiPlank-type and wood siding; Composition roof; Slab foundation
• Exterior features: Patio; Privacy fencing; Asphalt road access; Near trails/greenway, playground, sidewalks and street lights

Interior

• Kitchen: White cabinets; Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: Three upper-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Zoned heating; Zoned cooling
• Interior features: Crown molding; 9-foot (main) high ceilings; Walk-in closet(s); Double pane windows; 2+ common walls
• Laundry & utility: Washer and dryer included; Laundry located on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (11.7% below list).
• Recommended offer: $205k (18.1% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents flat; 595 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k 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 28 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $204,661 (18.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.37%
• DSCR: 0.76
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -29.4%
• Equity multiple: 0.05×
• Total profit: $-66,528
• Equity at exit: $37,274

10-year hold

• IRR: -53.4%
• Equity multiple: -0.53×
• Total profit: $-107,061
• Equity at exit: $21,615

Cash invested: $69,997 (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: 595
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$330
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-313

Break-even live

Break-even rent $2,605

Max offer price $204,661

Occupancy floor —

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3009 Acacia Cir Douglasville, GA	3.0	2.5	1421	$2,200	$1.55	13d	1	0.07mi
2010 Ayla Dr Douglasville, GA	3.0	2.5	1421	$2,000	$1.41	13d	1	0.09mi
3901 Denton Dr Unit 3901 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	44d	1	0.22mi
4000 Denton Dr Unit 4000 Douglasville, GA	3.0	2.5	1616	$2,199	$1.36	5d	1	0.27mi
2501 Canter Ln Douglasville, GA	3.0	2.5	1710	$2,274	$1.33	2d	8	0.27mi
5610 Fetlock Way Unit 5610 , GA	3.0	2.5	1616	$2,199	$1.36	24d	1	0.29mi
4100 Denton Dr Unit 4100 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	4d	1	0.29mi
4191 Denton Dr Unit 4191 , GA	3.0	2.5	1805	$2,199	$1.22	5d	1	0.34mi
4311 Denton Dr Unit 4311 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	24d	1	0.35mi
1750 Nutmeg St Douglasville, GA	2.0	1.5	900	$1,380	$1.53	24d	1	0.49mi
3790 Denton Dr Unit 3790 Douglasville, GA	3.0	2.5	1805	$2,199	$1.22	24d	1	0.68mi
4031 Denton Dr Unit 4031 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	44d	1	0.68mi
3970 Denton Dr Unit 3970 Douglasville, GA	3.0	2.5	1805	$2,299	$1.27	17d	1	0.68mi
3751 Denton Dr Unit 3751 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	44d	1	0.68mi
3715 Longview Dr Douglasville, GA	3.0	2.0	1704	$1,819	$1.07	24d	1	0.76mi
2378 Iron Horse Dr Douglasville, GA	3.0	2.0	1160	$1,679	$1.45	3d	1	0.84mi
1675 Dogwood Trl Douglasville, GA	3.0	2.0	1465	$1,780	$1.22	5d	1	0.95mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,595	$1.32	44d	1	1.08mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	3d	1	1.09mi
4647 Big B Rd Douglasville, GA	3.0	1.5	1600	$1,570	$0.98	4d	1	1.11mi
2301 Carlton Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1050	$2,465	$2.35	1d	12	1.29mi

HOA detail

• Monthly dues: $330 · $3,960/yr

Listing history 5 events

1. 2026-05-13
   price $274,990 524-char remark
2. 2026-05-12
   price $274,990 1003-char remark
3. 2026-05-01
   listed $264,990 New
4. 2026-05-01
   listed $264,990 Active 1003-char remark
5. 2026-04-28
   listed $264,990 Active 524-char remark

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

Taxation est. · year 1

• Rental income: $26,497
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − HOA: −$3,960
• − Depreciation: −$7,272
• Taxable loss: −$7,978
• Est. tax savings @ 24.0%: +$1,915
• After-tax cash flow: $-1,844/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This move-in ready townhome in Douglasville is in good condition with minimal maintenance needed. It offers a good return on investment with updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior touch-ups — Enhances interior appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Douglasville, GA
• 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

-5.7% since first listed

7 events — show timeline

• 2026-05-29 Listing Removed — FMLS
• 2026-05-29 Listing Removed — GAMLS
• 2026-05-20 Price Changed $249,990 GAMLS
• 2026-05-20 Price Changed $249,990 FMLS
• 2026-05-12 Price Changed $274,990 FMLS
• 2026-05-01 Listed $264,990 FMLS
• 2026-05-01 Listed $264,990 GAMLS