8658 Ashley Way · Douglasville, GA 30134

$155,000

2 bd · 1.0 ba · 942 sqft · Townhouse public records · 83 Days on market

Built 1983 2,556 sqft lot $165/sqft · at area comps Est $157k · at est. ↓ 40% since listing

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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).

• Cash flow +18.9/30.0
• ARV discount +8.1/15.0
• DSCR +6.0/10.0
• 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

Investor opportunity in Ashley Oaks! This 2-bedroom, 1-bath townhome is perfectly positioned for consistent rental income in a high-demand Douglasville location. Featuring a low-maintenance exterior and functional, efficient layout, it's an ideal addition for both seasoned investors and those just getting started. Located just minutes from shopping, dining, and I-20, this community offers the convenience tenants are looking for-helping support long-term occupancy and steady returns. Bulk purchase opportunity available-this property is part of an 18-unit portfolio within Ashley Oaks, offering a rare chance to scale quickly in one community. Whether you're looking to expand your portfolio or secure your first investment, this is one you don't want to pass up.

Key facts

• High demand location
• Minutes from dining
• 2 parking spots

Tags

• LOW MAINTENANCE EXTERIOR
• FUNCTIONAL EFFICIENT LAYOUT
• HIGH DEMAND LOCATION
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/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 $149k (3.7% below list).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Market conditions: Rents flat; 299 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 83 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (median comp): $157,151
• List price: $155,000
• Delta: -1.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8654 Ashley Way	0.00mi	2/1.0	942 (0%)	3mo	$130,000	$138	97

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: -12.7%
• Equity multiple: 0.56×
• Total profit: $-19,282
• Equity at exit: $23,111

10-year hold

• IRR: -8.7%
• Equity multiple: 0.53×
• Total profit: $-20,478
• Equity at exit: $13,402

Cash invested: $43,400 (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: 299
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$813
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $160

Break-even live

Break-even rent $1,291

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $248	-5% $204	+0% $160	+5% $116	+10% $72
Rent	-10% $42	-5% $101	+0% $160	+5% $219	+10% $278
Rate	-1.0pp $238	-0.5pp $199	base $160	+0.5pp $120	+1.0pp $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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.23mi
8753 Bowden St Douglasville, GA	2.0	1.0	860	$1,300	$1.51	13d	1	0.36mi
6765 W Strickland St Unit B Douglasville, GA	2.0	2.0	978	$1,295	$1.32	3d	1	0.63mi
6787 Strickland St Douglasville, GA	1.0	1.0	950	$625	$0.66	44d	1	0.65mi
8460 Hospital Dr Douglasville, GA	1.0	1.0	701	$1,278	$1.82	25d	1	0.76mi
8424 Chicago Ave Douglasville, GA	2.0	2.0	880	$1,187	$1.35	44d	1	0.83mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	19d	1	0.85mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	4d	1	0.96mi
8040 Colquitt St Douglasville, GA	2.0	2.0	1046	$1,295	$1.24	21d	1	1.07mi
8288 Chicago Ave Douglasville, GA	2.0	2.0	1050	$1,510	$1.44	3d	1	1.15mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,395	$1.15	44d	1	1.24mi

Listing history 24 events

1. 2026-06-21
   days on market $155,000 Active 83 DOM
2. 2026-06-18
   days on market $155,000 Active 80 DOM
3. 2026-06-17
   days on market $155,000 Active 79 DOM
4. 2026-06-16
   days on market $155,000 Active 78 DOM
5. 2026-06-15
   days on market $155,000 Active 77 DOM
6. 2026-06-13
   days on market $155,000 Active 75 DOM
7. 2026-06-09
   days on market $155,000 Active 71 DOM
8. 2026-06-08
   days on market $155,000 Active 70 DOM
9. 2026-06-07
   days on market $155,000 Active 69 DOM
10. 2026-06-04
    days on market $155,000 Active 66 DOM
11. 2026-06-03
    days on market $155,000 Active 65 DOM
12. 2026-06-02
    days on market $155,000 Active 64 DOM
13. 2026-06-01
    days on market $155,000 Active 63 DOM
14. 2026-05-31
    days on market $155,000 Active 62 DOM
15. 2026-03-30
    listed $155,000 New 776-char remark

    Show marketing remark (800 chars)

    Investor opportunity in Ashley Oaks! This 2-bedroom, 1-bath townhome is perfectly positioned for consistent rental income in a high-demand Douglasville location. Featuring a low-maintenance exterior and functional, efficient layout, it’s an ideal addition for both seasoned investors and those just getting started. Located just minutes from shopping, dining, and I-20, this community offers the convenience tenants are looking for—helping support long-term occupancy and steady returns. Bulk purchase opportunity available—this property is part of an 18-unit portfolio within Ashley Oaks, offering a rare chance to scale quickly in one community. Whether you're looking to expand your portfolio or secure your first investment, this is one you don’t want to pass up.

16. 2026-03-30
    listed $155,000 Active 800-char remark

    Show marketing remark (800 chars)

    Investor opportunity in Ashley Oaks! This 2-bedroom, 1-bath townhome is perfectly positioned for consistent rental income in a high-demand Douglasville location. Featuring a low-maintenance exterior and functional, efficient layout, it’s an ideal addition for both seasoned investors and those just getting started. Located just minutes from shopping, dining, and I-20, this community offers the convenience tenants are looking for—helping support long-term occupancy and steady returns. Bulk purchase opportunity available—this property is part of an 18-unit portfolio within Ashley Oaks, offering a rare chance to scale quickly in one community. Whether you're looking to expand your portfolio or secure your first investment, this is one you don’t want to pass up.

17. 2026-03-17
    historical
18. 2026-03-17
    historical
19. 2025-11-21
    listed $167,400 New
20. 2025-11-21
    listed $167,400 Active
21. 2021-07-27
    soldstatus $917,000
22. 2011-12-01
    soldstatus $287,000
23. 2011-12-01
    soldstatus $372,000
24. 2011-07-21
    soldstatus $260,000

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 3/10 Moderate
• 🌡 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: $17,914
• − Mortgage interest: −$8,682
• − Property taxes: −$1,706
• − Insurance: −$775
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$4,509
• Taxable loss: −$624
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,067/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

-40.4% since first listed

10 events — show timeline

• 2026-03-30 Listed $155,000 FMLS
• 2026-03-30 Listed $155,000 GAMLS
• 2026-03-17 Listing Removed — FMLS
• 2026-03-17 Listing Removed — GAMLS
• 2025-11-21 Listed $167,400 FMLS
• 2025-11-21 Listed $167,400 GAMLS
• 2021-07-27 Sold (Public Records) $917,000 Public Records
• 2011-12-01 Sold (Public Records) $372,000 Public Records
• 2011-12-01 Sold (Public Records) $287,000 Public Records
• 2011-07-21 Sold (Public Records) $260,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,706 · -0.3% YoY. Source: county tax records.