3833 Cindy Dr · Douglasville, GA 30135

$209,900

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 8 Days on market

Built 1976 0.26 ac lot Est $243k · 14% under

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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 +21.6/30.0
• ARV discount +13.6/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• 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

Move-In Ready Ranch with Fireplace, Huge Screened Lanai & Private Wooded Setting! Welcome to 3833 Cindy Drive, a beautifully refreshed 3-bedroom home tucked away on a quiet wooded lot in Douglasville. From the moment you arrive, you'll appreciate the charming curb appeal, mature trees, and peaceful surroundings. Inside, the bright and inviting floor plan offers a spacious living room featuring a cozy fireplace, updated flooring, fresh neutral colors, and abundant natural light throughout. The adjoining kitchen is equipped with stainless steel appliances, ample cabinet space, and a comfortable dining area perfect for everyday living and entertaining. The oversized primary bedroom includes direct access to a private bath, while two additional bedrooms provide flexibility for family, guests, a home office, or hobby space. One of the standout features of this home is the expansive screened lanai-an ideal spot to enjoy morning coffee, outdoor dining, or relaxing year-round while overlooking the private wooded backyard. Additional highlights include: * Stainless steel kitchen appliances * Updated flooring throughout much of the home * Cozy fireplace in the living room * Spacious screened porch/lanai * Separate laundry room * Private wooded lot with natural views * Basement storage/workshop area with exterior access * Convenient Douglasville location near shopping, dining, schools, and major commuter routes Whether you're a first-time buyer, downsizing, or looking for a turnkey investment opportunity, this home offers comfort, privacy, and value in one attractive package. Don't miss your opportunity-schedule your showing today!

Key facts

• Private bath
• Screened lanai
• Updated flooring

Tags

• SCREENED LANAI
• PRIVATE WOODED SETTING
• STAINLESS STEEL APPLIANCES
• UPDATED FLOORING
• PRIVATE BATH
• BASEMENT STORAGE

Property features AI

Exterior

• Parking: One-car garage; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Cable available; Other electric service
• Home design: Single-story home; Frame construction
• Construction: Composition roof; Frame construction; Foundation: see remarks; Resale property
• Exterior features: Front porch; Side porch; Other exterior features; Paved road access; Located near schools, shopping, and trails/greenway

Interior

• Kitchen: Breakfast area; White cabinets; Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Master suite on the main level; Three main-level bedrooms
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms; Master bathroom with shower-only configuration
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: One fireplace located in the family room; Double-pane windows; No shared/common walls; Other interior features
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/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 $201k (4.1% below list).
• Recommended offer: $201k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Chestnut Log Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 726 students, 78% FRL); New Manchester High School (math 10% / reading 28%, grade F, #250 of 424 statewide, top 60%, 1,894 students, 60% FRL) — zoned schools average 69% FRL vs 53% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 595 active listings in the ZIP; 6 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 $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $145k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,287 (4.1% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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: 0.96% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $242,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3811 Paul St	0.16mi	3/2.0	1,251 (+2%)	6mo	$199,500	$159	83
3881 Bentley Dr	0.11mi	3/2.0	1,276 (+4%)	5mo	$254,000	$199	82
3765 Cindy Dr	0.15mi	3/2.0	1,259 (+2%)	17mo	$271,000	$215	73
2436 Eric Ln	0.20mi	3/1.5	1,112 (-10%)	2mo	$218,900	$197	72
3757 Cindy Dr	0.16mi	4/2.0 (+1)	1,259 (+2%)	12mo	$285,000	$226	72
2280 Pope Rd	0.44mi	3/1.0	1,190 (-3%)	8mo	$212,500	$179	65
3930 Paul St	0.19mi	3/2.0	1,170 (-5%)	19mo	$219,000	$187	65
2483 Pope Rd	0.26mi	3/1.5	1,107 (-10%)	14mo	$235,000	$212	59
3580 Dorris Cir	0.53mi	3/2.0	1,098 (-11%)	5mo	$169,900	$155	51
2290 Pope Rd	0.43mi	3/1.0	1,075 (-13%)	9mo	$223,000	$207	49
3701 W County Line Rd	0.71mi	2/1.5 (-1)	1,342 (+9%)	15mo	$240,000	$179	34
3566 Dorris Cir	0.57mi	3/2.5	1,404 (+14%)	15mo	$263,000	$187	34

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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.67×
• Total profit: $-19,485
• Equity at exit: $31,297

10-year hold

• IRR: -3.9%
• Equity multiple: 0.77×
• Total profit: $-13,325
• Equity at exit: $18,148

Cash invested: $58,772 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $320

Break-even live

Break-even rent $1,608

Max offer price $209,900

Occupancy floor 79%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2378 Iron Horse Dr Douglasville, GA	3.0	2.0	1160	$1,679	$1.45	3d	1	0.15mi
2301 Carlton Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1050	$2,465	$2.35	1d	12	0.82mi
3009 Acacia Cir Douglasville, GA	3.0	2.5	1421	$2,200	$1.55	13d	1	0.91mi
2010 Ayla Dr Douglasville, GA	3.0	2.5	1421	$2,000	$1.41	13d	1	0.92mi
4085 Midway Rd Douglasville, GA	2.0	2.0	832	$1,200	$1.44	5d	1	1.07mi
1750 Nutmeg St Douglasville, GA	2.0	1.5	900	$1,380	$1.53	24d	1	1.29mi

Listing history 6 events

1. 2026-06-18
   days on market $209,900 Active 8 DOM
2. 2026-06-17
   days on market $209,900 Active 7 DOM
3. 2026-06-16
   days on market $209,900 Active 6 DOM
4. 2026-06-15
   days on market $209,900 Active 5 DOM
5. 2026-06-13
   remarks 695-char remark
6. 2026-06-13
   listed $209,900 Active 3 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: $989 · $82/mo
• Projected year-2 tax: $1,931 · $161/mo
• Expected delta: +$942/yr (+$79/mo · 95.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $24,154
• − Mortgage interest: −$11,758
• − Property taxes: −$989
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − Depreciation: −$6,106
• Taxable income: $388
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $3,742/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): 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

+44.8% since first listed

3 events — show timeline

• 2026-06-10 Listed $209,900 GAMLS
• 2026-06-10 Listed $209,900 FMLS
• 2025-12-22 Sold (Public Records) $145,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $989 · +7.7% YoY. Source: county tax records.