8544 Westchester Dr · Douglasville, GA 30134

$160,000

3 bd · 1.5 ba · 1,416 sqft · SingleFamily public records · 51 Days on market

Built 1987 4,800 sqft lot $113/sqft · at area comps Est $164k · at est.

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +8.5/15.0
• 1% rule +7.0/10.0
• Livability +3.6/5.0
• 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

Picture yourself at 8544 Westchester Dr, a residence featuring a new roof, reflecting a commitment to long-term quality and diligent care. the primary bedroom, which includes double closets for organized storage, This key update contributes to the property's overall structural soundness and reduced maintenance, ensuring a ready-to-enjoy environment. The entire dwelling supports practical, comfortable living. This updated property ensures lasting comfort and value. Included 100-Day Home Warranty with buyer activation

Key facts

• Built 1987
• Listed 50 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity (110 volts) available; Electricity available; Sewer available
• Home design: Two-story property; Fee simple ownership; Resale condition; Townhouse/lot in Williamsburg II subdivision
• Construction: Vinyl siding; Composition roof; Slab foundation; Built with typical residential construction materials
• Exterior features: Wood fencing; Other exterior features; Paved road access

Interior

• Kitchen: Pantry; Other surface counters; Dishwasher; Electric range
• Bedrooms: Two upstairs bedrooms; Bedrooms have no special features listed
• Flooring: Carpet
• Bathrooms: One full bathroom upstairs; One half bathroom on the main level; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features; Family room
• Laundry & utility: Laundry closet; Additional unspecified laundry feature

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Burnett Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 435 students, 94% FRL); Chestnut Log Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 726 students, 78% FRL); Douglas County High School (math 28% / reading 37%, grade F, #104 of 424 statewide, top 25%, 1,969 students, 63% FRL) — zoned schools average 78% FRL vs 53% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 293 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 51 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $136k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $163,672
• List price: $160,000
• Delta: -2.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8523 Duncan St	0.48mi	3/2.0	1,444 (+2%)	3mo	$165,000	$114	70
6262 Melrose Dr	0.17mi	3/2.0	1,215 (-14%)	0mo	$260,000	$214	66
8738 Campbellton St	0.53mi	3/2.0	1,368 (-3%)	7mo	$250,000	$183	62
8546 Adair St	0.56mi	3/2.0	1,300 (-8%)	6mo	$284,000	$218	53
6451 Katherine St	0.51mi	3/2.0	1,258 (-11%)	14mo	$315,000	$250	44
6110 Dorsett St	0.61mi	4/2.0 (+1)	1,510 (+7%)	13mo	$234,655	$155	43
6118 Dorsett St	0.63mi	4/2.0 (+1)	1,505 (+6%)	15mo	$250,000	$166	40
6539 E Strickland St	0.75mi	2/2.0 (-1)	1,518 (+7%)	12mo	$140,000	$92	36

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 · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.88×
• Total profit: $-5,471
• Equity at exit: $23,857

10-year hold

• IRR: 2.6%
• Equity multiple: 1.16×
• Total profit: $7,326
• Equity at exit: $13,834

Cash invested: $44,800 (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 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 293
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$839
• Tax from tax record: −$198 /mo · $2,381/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $408

Break-even live

Break-even rent $1,398

Max offer price $160,000

Occupancy floor 74%

Sensitivity live

Price	-10% $499	-5% $453	+0% $408	+5% $363	+10% $317
Rent	-10% $257	-5% $332	+0% $408	+5% $484	+10% $559
Rate	-1.0pp $489	-0.5pp $449	base $408	+0.5pp $366	+1.0pp $324

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6363 Melrose St Douglasville, GA	3.0	1.0	950	$1,550	$1.63	44d	1	0.31mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	3d	1	0.50mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	19d	1	0.77mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,595	$1.32	44d	1	0.85mi
4647 Big B Rd Douglasville, GA	3.0	1.5	1600	$1,570	$0.98	5d	1	0.87mi
6765 W Strickland St Unit B Douglasville, GA	2.0	2.0	978	$1,295	$1.32	3d	1	1.03mi
6297 Redcliff Dr Douglasville, GA	3.0	2.0	1223	$1,789	$1.46	17d	1	1.12mi
8040 Colquitt St Douglasville, GA	2.0	2.0	1046	$1,295	$1.24	21d	1	1.14mi
3970 Denton Dr Unit 3970 Douglasville, GA	3.0	2.5	1805	$2,299	$1.27	17d	1	1.21mi
4031 Denton Dr Unit 4031 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	44d	1	1.21mi
3751 Denton Dr Unit 3751 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	44d	1	1.21mi
3790 Denton Dr Unit 3790 Douglasville, GA	3.0	2.5	1805	$2,199	$1.22	25d	1	1.21mi
8424 Chicago Ave Douglasville, GA	2.0	2.0	880	$1,187	$1.35	44d	1	1.24mi
4839 Lehigh Dr Douglasville, GA	2.0	2.0	1300	$4,500	$3.46	44d	1	1.25mi
1675 Dogwood Trl Douglasville, GA	3.0	2.0	1465	$1,780	$1.22	6d	1	1.25mi
6314 New Gate Dr Douglasville, GA	3.0	2.5	1848	$1,980	$1.07	44d	1	1.29mi
4642 Elmhurst Dr Douglasville, GA	3.0	2.0	1385	$1,900	$1.37	4d	1	1.34mi
2501 Canter Ln Douglasville, GA	3.0	2.5	1710	$2,274	$1.33	3d	8	1.43mi
4191 Denton Dr Unit 4191 , GA	3.0	2.5	1805	$2,199	$1.22	6d	1	1.44mi
4100 Denton Dr Unit 4100 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	4d	1	1.45mi
7797 Mountain Creek Way Douglasville, GA	4.0	2.0	1210	$2,099	$1.73	44d	1	1.49mi
4000 Denton Dr Unit 4000 Douglasville, GA	3.0	2.5	1616	$2,199	$1.36	6d	1	1.49mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	22d	1	1.49mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	17d	1	1.49mi
4311 Denton Dr Unit 4311 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	25d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $160,000 Active 51 DOM
2. 2026-06-17
   days on market $160,000 Active 50 DOM
3. 2026-06-16
   days on market $160,000 Active 49 DOM
4. 2026-06-15
   days on market $160,000 Active 48 DOM
5. 2026-06-13
   pricedays on market $160,000 Active 46 DOM
6. 2026-06-09
   days on market $165,000 Active 42 DOM
7. 2026-06-08
   days on market $165,000 Active 41 DOM
8. 2026-06-07
   days on market $165,000 Active 40 DOM
9. 2026-06-04
   days on market $165,000 Active 37 DOM
10. 2026-06-03
    days on market $165,000 Active 36 DOM
11. 2026-06-02
    days on market $165,000 Active 35 DOM
12. 2026-06-01
    days on market $165,000 Active 34 DOM
13. 2026-05-31
    days on market $165,000 Active 33 DOM
14. 2026-05-14
    price $170,000 447-char remark

    Show marketing remark (522 chars)

    Picture yourself at 8544 Westchester Dr, a residence featuring a new roof, reflecting a commitment to long-term quality and diligent care. the primary bedroom, which includes double closets for organized storage, This key update contributes to the property's overall structural soundness and reduced maintenance, ensuring a ready-to-enjoy environment. The entire dwelling supports practical, comfortable living. This updated property ensures lasting comfort and value. Included 100-Day Home Warranty with buyer activation

15. 2026-05-14
    price $170,000 447-char remark

    Show marketing remark (522 chars)

    Picture yourself at 8544 Westchester Dr, a residence featuring a new roof, reflecting a commitment to long-term quality and diligent care. the primary bedroom, which includes double closets for organized storage, This key update contributes to the property's overall structural soundness and reduced maintenance, ensuring a ready-to-enjoy environment. The entire dwelling supports practical, comfortable living. This updated property ensures lasting comfort and value. Included 100-Day Home Warranty with buyer activation

16. 2026-04-28
    listed $175,000 New 447-char remark

    Show marketing remark (522 chars)

    Picture yourself at 8544 Westchester Dr, a residence featuring a new roof, reflecting a commitment to long-term quality and diligent care. the primary bedroom, which includes double closets for organized storage, This key update contributes to the property's overall structural soundness and reduced maintenance, ensuring a ready-to-enjoy environment. The entire dwelling supports practical, comfortable living. This updated property ensures lasting comfort and value. Included 100-Day Home Warranty with buyer activation

17. 2026-04-28
    listed $175,000 Active 447-char remark

    Show marketing remark (522 chars)

    Picture yourself at 8544 Westchester Dr, a residence featuring a new roof, reflecting a commitment to long-term quality and diligent care. the primary bedroom, which includes double closets for organized storage, This key update contributes to the property's overall structural soundness and reduced maintenance, ensuring a ready-to-enjoy environment. The entire dwelling supports practical, comfortable living. This updated property ensures lasting comfort and value. Included 100-Day Home Warranty with buyer activation

18. 2026-04-23
    soldstatus $136,400
19. 2001-08-23
    soldstatus $69,600
20. 1997-04-07
    soldstatus $38,500
21. 1995-05-05
    soldstatus $32,500
22. 1991-06-19
    soldstatus $1,200,000

ⓘ 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: $2,381 · $198/mo
• Projected year-2 tax: $2,381 · $198/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $22,968
• − Mortgage interest: −$8,962
• − Property taxes: −$2,381
• − Insurance: −$800
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$4,655
• Taxable income: $2,495
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $4,296/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

• Census place: Douglasville, GA
• County: Douglas County · 141,416 people
• City population: 114,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 47,580
• Household income: $76,574
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1339.0

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 0.65)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 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: ▼ -70.36%
• Current HPI: 243.9426
• Rent YoY: ▬ 0.03%
• 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

-86.7% since first listed

13 events — show timeline

• 2026-06-11 Price Changed $160,000 FMLS
• 2026-06-11 Price Changed $160,000 GAMLS
• 2026-05-28 Price Changed $165,000 GAMLS
• 2026-05-28 Price Changed $165,000 FMLS
• 2026-05-14 Price Changed $170,000 FMLS
• 2026-05-14 Price Changed $170,000 GAMLS
• 2026-04-28 Listed $175,000 FMLS
• 2026-04-28 Listed $175,000 GAMLS
• 2026-04-23 Sold (Public Records) $136,400 Public Records
• 2001-08-23 Sold (Public Records) $69,600 Public Records
• 1997-04-07 Sold (Public Records) $38,500 Public Records
• 1995-05-05 Sold (Public Records) $32,500 Public Records
• 1991-06-19 Sold (Public Records) $1,200,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,381 · -0.3% YoY. Source: county tax records.