8093 Malone St · Douglasville, GA 30134

$250,000

3 bd · 2.0 ba · 2,386 sqft · SingleFamily public records · 16 Days on market

Built 1971 0.34 ac lot Est $317k · 21% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• 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

Great opportunity to own this large (4,100sf of living space), 6 bed 3 bath brick ranch in Douglasville! Square footage includes a full, daylight basement that already has 3 beds and a stubbed bath - making this a natural house hack or cash-flowing duplex with no HOA! This home needs some TLC and is priced accordingly, making it a great opportunity for an investor or a savvy buyer looking to build equity. All systems are in working order. Roof is 10 years old, AC 5 years old, and water heater 4 years old. Plenty of parking with a spacious driveway plus an attached garage. Enjoy the large, private, flat backyard that's perfect for entertaining. Less than a mile from Downtown Douglasville with effortless access to I-20.

Key facts

• Cash-flowing duplex
• 0.34 acre lot
• 2 garage spots

Tags

• FULL DAYLIGHT BASEMENT
• CASH-FLOWING DUPLEX
• LARGE PRIVATE FLAT BACKYARD
• EFFORTLESS ACCESS TO I-20

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Drive-under main level garage; Garage with door opener facing front; Level driveway; Open parking available
• Utilities: Public water; Public sewer; Electricity available (including 220V); Natural gas available; Cable and phone available; Underground utilities
• Home design: Two-level home; Brick 4-sides construction; Composition roof; Block foundation; Finished daylight basement with exterior and interior entry and bath stubbed
• Construction: Built with brick on all sides; Composition roofing; Block foundation
• Exterior features: Private entrance; Covered front porch; Exterior lighting; Rain gutters

Interior

• Kitchen: White cabinets with laminate counters; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; Three lower-level bedrooms; Master suite on the main level
• Flooring: Carpet; Concrete; Luxury vinyl
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One lower-level full bathroom; Master bath with tub/shower combo
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Recessed lighting; Two fireplaces (living room and basement); No common walls
• Laundry & utility: Laundry room in basement; 220V electrical service (220V in laundry); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $56 ($675/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (20.2% below list).
• Recommended offer: $200k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); Stewart Middle School (math 11% / reading 27%, grade F, #368 of 470 statewide, top 79%, 554 students, 82% 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 79% FRL vs 53% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 300 active listings in the ZIP; 21 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).
• This rent runs 31% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $160k; list at $250k implies a 56% gain — meaningful room to come down on a strong offer.

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 $199,620 (20.2% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $317,338
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6860 John Clark Dr	0.62mi	3/3.0	2,206 (-8%)	3mo	$250,000	$113	52
6803 John Clark Dr	0.38mi	4/3.0 (+1)	2,630 (+10%)	7mo	$306,800	$117	50
7104 Skippingstone Way	0.73mi	3/2.5	2,082 (-13%)	4mo	$295,000	$142	39
7865 Lake Ter	0.49mi	4/3.0 (+1)	2,106 (-12%)	12mo	$286,000	$136	38
6859 John Clark Dr	0.63mi	4/3.0 (+1)	2,036 (-15%)	1mo	$270,000	$133	36
8134 Brookbend Dr	0.66mi	3/2.5	2,128 (-11%)	18mo	$234,500	$110	34
7707 Oakvale Dr	0.72mi	4/3.0 (+1)	2,086 (-13%)	19mo	$287,000	$138	21

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: -17.8%
• Equity multiple: 0.39×
• Total profit: $-42,816
• Equity at exit: $37,276

10-year hold

• IRR: -16.1%
• Equity multiple: 0.21×
• Total profit: $-55,463
• Equity at exit: $21,615

Cash invested: $70,000 (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 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 300
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$106 /mo · $1,266/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $56

Break-even live

Break-even rent $1,925

Max offer price $250,000

Occupancy floor 92%

Sensitivity live

Price	-10% $198	-5% $127	+0% $56	+5% $-14	+10% $-85
Rent	-10% $-101	-5% $-23	+0% $56	+5% $135	+10% $214
Rate	-1.0pp $182	-0.5pp $120	base $56	+0.5pp $-8	+1.0pp $-74

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

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6314 New Gate Dr Douglasville, GA	3.0	2.5	1848	$1,980	$1.07	45d	1	0.66mi
6494 Snowbird Ln Douglasville, GA	3.0	2.5	1577	$1,695	$1.07	7d	1	0.69mi
6494 Snowbird Ln Douglasville, GA	3.0	2.5	1577	$1,695	$1.07	0d	1	0.69mi
7068 Littlebrook Way Douglasville, GA	3.0	2.5	1809	$1,900	$1.05	7d	1	0.77mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	18d	1	0.80mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	23d	1	0.80mi
7086 Littlebrook Way Douglasville, GA	3.0	2.5	2035	$2,110	$1.04	45d	1	0.84mi
8324 Triple Crown Dr Douglasville, GA	3.0	3.0	2000	$1,795	$0.90	0d	1	0.95mi
8324 Triple Crown Dr Douglasville, GA	3.0	2.5	2000	$1,895	$0.95	14d	1	0.95mi
7854 Dogwood Way Douglasville, GA	3.0	2.0	1585	$1,100	$0.69	26d	1	0.96mi
6345 Malone Rd Douglasville, GA	3.0	2.0	1600	$1,600	$1.00	26d	1	0.97mi
1115 Joslin Path Douglasville, GA	4.0	2.5	2641	$2,465	$0.93	3d	1	1.05mi
6320 Wellington Ct Douglasville, GA	3.0	2.5	1639	$1,835	$1.12	19d	1	1.05mi
960 Styles Ct Douglasville, GA	4.0	3.0	2408	$2,480	$1.03	0d	1	1.12mi
7336 Westwood Ln Douglasville, GA	3.0	3.0	1601	$1,900	$1.19	21d	1	1.18mi
7388 Elm Ridge Ct Douglasville, GA	4.0	3.0	2014	$2,195	$1.09	22d	1	1.20mi
1055 Abercorn Way Douglasville, GA	3.0	2.5	2010	$1,960	$0.98	22d	1	1.26mi
4647 Big B Rd Douglasville, GA	3.0	1.5	1600	$1,570	$0.98	6d	1	1.35mi
6953 Cave Springs Rd Douglasville, GA	4.0	3.0	2014	$2,000	$0.99	45d	1	1.42mi
7293 Emma Ct Douglasville, GA	4.0	2.5	2095	$2,330	$1.11	4d	1	1.43mi
8615 Paradise Dr Douglasville, GA	4.0	2.5	2095	$2,340	$1.12	26d	1	1.49mi

Listing history 10 events

1. 2026-06-21
   days on market $250,000 Active 16 DOM
2. 2026-06-18
   days on market $250,000 Active 13 DOM
3. 2026-06-17
   days on market $250,000 Active 12 DOM
4. 2026-06-16
   days on market $250,000 Active 11 DOM
5. 2026-06-15
   days on market $250,000 Active 10 DOM
6. 2026-06-13
   days on market $250,000 Active 8 DOM
7. 2026-06-09
   days on market $250,000 Active 4 DOM
8. 2026-06-08
   days on market $250,000 Active 3 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $250,000 Active 2 DOM

ⓘ 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: $1,266 · $106/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$1,034/yr (+$86/mo · 81.7%)

ⓘ 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 2/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,954
• − Mortgage interest: −$14,004
• − Property taxes: −$1,266
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$7,273
• Taxable loss: −$3,671
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $1,557/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

+78.6% since first listed

4 events — show timeline

• 2026-06-05 Listed $250,000 FMLS
• 2026-06-05 Listed $250,000 GAMLS
• 2026-05-05 Sold (Public Records) $159,900 Public Records
• 2026-04-05 Listed $139,999 FMLS

Property tax history

+4.3%/yr

Latest (2025): $1,266 · -0.4% YoY. Source: county tax records.