695 Jasmine Dr · Douglas, GA 31535

$125,000

3 bd · 2.0 ba · 1,907 sqft · SingleFamily public records · 79 Days on market

Built 1970 1.23 ac lot ↓ 7% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Spacious ranch-style home situated on a large lot offering excellent potential for customization and added value. This property features a functional layout with multiple living areas, a generously sized kitchen with ample cabinet space, and original wood finishes throughout that add character and warmth. The home includes a large laundry area, built-in shelving, and several flexible-use spaces that can be tailored to fit a variety of needs. A separate section of the home offers additional living space with a potential 1 bedroom and 1 bathroom setup-ideal for extended family, guests, or creative use. Perfect for investors or buyers seeking a value-add opportunity, this property offers strong upside with the right updates. Conveniently located with easy access to local amenities, this is a great opportunity to own a property with space, versatility, and room to grow. Financing options available, including renovation loans that allow buyers to finance both the purchase and improvements. Ask about programs with low down payment options for qualified buyers. Sold as-is. Buyer to verify all information, including square footage and any additional living space.

Key facts

• Large laundry area
• Large lot
• Ample cabinet space

Tags

• LARGE LOT
• MULTIPLE LIVING AREAS
• GENEROUSLY SIZED KITCHEN
• AMPLE CABINET SPACE
• ORIGINAL WOOD FINISHES
• LARGE LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.2% 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.
• 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.
• Market conditions: 10 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.12%
• DSCR: 1.98
• GRM: 5.8

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: 14.8%
• Equity multiple: 1.59×
• Total profit: $20,796
• Equity at exit: $18,638

10-year hold

• IRR: 23.5%
• Equity multiple: 3.03×
• Total profit: $70,878
• Equity at exit: $10,808

Cash invested: $35,000 (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 31535

• Home prices YoY: -10.0%
• Active inventory: 10
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $645

Break-even live

Break-even rent $970

Max offer price $125,000

Occupancy floor 59%

Sensitivity live

Price	-10% $716	-5% $680	+0% $645	+5% $610	+10% $574
Rent	-10% $504	-5% $575	+0% $645	+5% $716	+10% $786
Rate	-1.0pp $708	-0.5pp $677	base $645	+0.5pp $613	+1.0pp $580

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 79 DOM
2. 2026-06-18
   days on market $125,000 Active 77 DOM
3. 2026-06-17
   days on market $125,000 Active 76 DOM
4. 2026-06-16
   days on market $125,000 Active 75 DOM
5. 2026-06-15
   days on market $125,000 Active 74 DOM
6. 2026-06-13
   days on market $125,000 Active 72 DOM
7. 2026-06-12
   days on market $125,000 Active 71 DOM
8. 2026-06-09
   days on market $125,000 Active 68 DOM
9. 2026-06-08
   days on market $125,000 Active 67 DOM
10. 2026-06-07
    days on market $125,000 Active 66 DOM
11. 2026-06-07
    days on market $125,000 Active 65 DOM
12. 2026-06-04
    days on market $125,000 Active 62 DOM
13. 2026-06-02
    days on market $125,000 Active 61 DOM
14. 2026-06-01
    days on market $125,000 Active 60 DOM
15. 2026-05-31
    days on market $125,000 Active 59 DOM
16. 2026-05-31
    days on market $125,000 Active 58 DOM
17. 2026-05-14
    price $130,000 1185-char remark

    Show marketing remark (1185 chars)

    Spacious ranch-style home situated on a large lot offering excellent potential for customization and added value. This property features a functional layout with multiple living areas, a generously sized kitchen with ample cabinet space, and original wood finishes throughout that add character and warmth. The home includes a large laundry area, built-in shelving, and several flexible-use spaces that can be tailored to fit a variety of needs. A separate section of the home offers additional living space with a potential 1 bedroom and 1 bathroom setup-ideal for extended family, guests, or creative use. Perfect for investors or buyers seeking a value-add opportunity, this property offers strong upside with the right updates. Conveniently located with easy access to local amenities, this is a great opportunity to own a property with space, versatility, and room to grow. Financing options available, including renovation loans that allow buyers to finance both the purchase and improvements. Ask about programs with low down payment options for qualified buyers. Sold as-is. Buyer to verify all information, including square footage and any additional living space.

18. 2026-04-16
    price $150,000 1185-char remark

    Show marketing remark (1185 chars)

    Spacious ranch-style home situated on a large lot offering excellent potential for customization and added value. This property features a functional layout with multiple living areas, a generously sized kitchen with ample cabinet space, and original wood finishes throughout that add character and warmth. The home includes a large laundry area, built-in shelving, and several flexible-use spaces that can be tailored to fit a variety of needs. A separate section of the home offers additional living space with a potential 1 bedroom and 1 bathroom setup-ideal for extended family, guests, or creative use. Perfect for investors or buyers seeking a value-add opportunity, this property offers strong upside with the right updates. Conveniently located with easy access to local amenities, this is a great opportunity to own a property with space, versatility, and room to grow. Financing options available, including renovation loans that allow buyers to finance both the purchase and improvements. Ask about programs with low down payment options for qualified buyers. Sold as-is. Buyer to verify all information, including square footage and any additional living space.

19. 2026-04-02
    listed $160,000 New 1185-char remark

    Show marketing remark (1185 chars)

    Spacious ranch-style home situated on a large lot offering excellent potential for customization and added value. This property features a functional layout with multiple living areas, a generously sized kitchen with ample cabinet space, and original wood finishes throughout that add character and warmth. The home includes a large laundry area, built-in shelving, and several flexible-use spaces that can be tailored to fit a variety of needs. A separate section of the home offers additional living space with a potential 1 bedroom and 1 bathroom setup-ideal for extended family, guests, or creative use. Perfect for investors or buyers seeking a value-add opportunity, this property offers strong upside with the right updates. Conveniently located with easy access to local amenities, this is a great opportunity to own a property with space, versatility, and room to grow. Financing options available, including renovation loans that allow buyers to finance both the purchase and improvements. Ask about programs with low down payment options for qualified buyers. Sold as-is. Buyer to verify all information, including square footage and any additional living space.

20. 2024-12-05
    soldstatus $140,000

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$446/yr (+$37/mo · 63.3%)

ⓘ 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 · 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: $21,438
• − Mortgage interest: −$7,002
• − Property taxes: −$704
• − Insurance: −$625
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$3,636
• Taxable income: $6,041
• Est. tax owed @ 24.0%: −$1,450
• After-tax cash flow: $6,291/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

• Population (ZIP): 12,191

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 0.59)
• Race & ethnicity: White 57% Black 25% Hispanic / Latino 15% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 12% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -23.50%
• Current HPI: 212.3301
• 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

-7.1% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $130,000 GAMLS
• 2026-04-16 Price Changed $150,000 GAMLS
• 2026-04-02 Listed $160,000 GAMLS
• 2024-12-05 Sold (Public Records) $140,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $704 · +32.4% YoY. Source: county tax records.