Calliope Plan · Douglasville, GA 30135

$271,900

3 bd · 2.5 ba · 1,507 sqft · Townhouse · 419 Days on market

Excellent condition ↓ 8% since listing

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Calliope Townhome floorplan features an inviting design with a spacious family and dining room and a perfectly situated kitchen with a massive walk-in pantry and large island. A private powder room, coat closet, and patio complete the main living area of the Calliope floorplan. The Second level includes a private primary suite with a walk-in closet, double vanity, two spacious secondary bedrooms, a full bath, and a centrally located linen closet and laundry room. The second level also features a loft space which makes a great office or flex space.

Key facts

• Large island
• Coat closet
• Patio

Tags

• WALK-IN PANTRY
• LARGE ISLAND
• PRIVATE POWDER ROOM
• COAT CLOSET
• PATIO
• PRIVATE PRIMARY SUITE

🏗️ New construction. The $271,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $291,983.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $272k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (23.1% below list).
• Recommended offer: $209k (23.1% below list) — sets the bar for 1% rule.

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: Arbor Station Elementary School (math 26% / reading 28%, grade F, #689 of 1,228 statewide, top 58%, 559 students, 66% FRL); Chestnut Log Middle School (math 17% / reading 27%, grade F, #333 of 470 statewide, top 72%, 726 students, 78% FRL); Chapel Hill High School (math 16% / reading 32%, grade F, #203 of 424 statewide, top 48%, 1,609 students, 48% FRL).
• Market conditions: Rents flat; 1062 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 91d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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 419 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.

Recommended offer $209,009 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 419 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
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: 0.72% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $291,983
• List price: $271,900
• Delta: -6.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5508 Warwick Pass St	0.00mi	3/2.5	1,507 (0%)	1mo	$274,900	$182	99
5504 Warwick Pass Way	0.01mi	3/2.5	1,507 (0%)	4mo	$290,495	$193	96
5540 Highland St	0.07mi	3/2.5	1,507 (0%)	4mo	$270,000	$179	93
5538 Highland St	0.07mi	3/2.5	1,507 (0%)	6mo	$265,240	$176	92
6124 Vaughnmere Way Way	0.10mi	3/2.5	1,507 (0%)	6mo	$264,900	$176	91
5542 Highland St	0.07mi	3/2.5	1,507 (0%)	7mo	$259,900	$172	91
6108 Vaughnmere Way	0.07mi	3/2.5	1,507 (0%)	8mo	$283,220	$188	90
6106 Vaughnmere Way	0.07mi	3/2.5	1,507 (0%)	9mo	$286,415	$190	89
6102 Vaughnmere Way	0.07mi	3/2.5	1,507 (0%)	10mo	$275,000	$182	89
4426 Ryan St	0.04mi	3/2.5	1,507 (0%)	15mo	$296,900	$197	86
4428 Ryan St	0.04mi	3/2.5	1,507 (0%)	15mo	$294,900	$196	86
4422 Ryan St	0.03mi	3/3.5	1,507 (0%)	14mo	$305,000	$202	82

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: -28.8%
• Equity multiple: 0.06×
• Total profit: $-76,602
• Equity at exit: $43,536

10-year hold

• IRR: -45.4%
• Equity multiple: -0.46×
• Total profit: $-119,741
• Equity at exit: $25,245

Cash invested: $81,755 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 7 under contract
• Months of supply: 13.7 mo (7%/mo absorbed)
• Median asking: $298,450 ($183/sqft)
• Median days on market: 68 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +6.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30135

• Rents YoY: 0.1%
• Active inventory: 1062
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$1,531
• Tax est. 1.5%: −$365 /mo · $4,380/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-367

Break-even live

Break-even rent $2,554

Max offer price $238,927

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-266	+0% $-367	+5% $-468	+10% $-568
Rent	-10% $-532	-5% $-449	+0% $-367	+5% $-284	+10% $-202
Rate	-1.0pp $-220	-0.5pp $-292	base $-367	+0.5pp $-442	+1.0pp $-519

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: $72,996
• Closing costs: $8,760
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4406 Ryan St Douglasville, GA	3.0	2.5	1568	$2,000	$1.28	184d	1	0.06mi
4406 Ryan St Douglasville, GA	3.0	2.5	1568	$1,950	$1.24	165d	1	0.06mi
4402 Ryan St Douglasville, GA	3.0	2.5	1582	$2,200	$1.39	1d	1	0.06mi
4402 Ryan St Douglasville, GA	3.0	2.5	1582	$2,200	$1.39	23d	1	0.06mi
2106 Stillhaven Pl Douglasville, GA	3.0	2.5	1507	$2,150	$1.43	1d	1	0.08mi
4140 Kingsbere Way Douglasville, GA	3.0	2.5	1568	$2,200	$1.40	143d	1	0.09mi
2988 Heritage Valley Ct Douglasville, GA	3.0	2.0	1628	$1,890	$1.16	184d	1	0.11mi
2968 Rolling Green Rdg Douglasville, GA	3.0	2.0	1516	$1,810	$1.19	10d	1	0.13mi
4930 Heritage Valley Dr Douglasville, GA	3.0	2.0	1522	$1,749	$1.15	127d	1	0.27mi
4839 Lehigh Dr Douglasville, GA	2.0	2.0	1300	$4,500	$3.46	10d	1	0.43mi
4832 Timber Ridge Dr Douglasville, GA	3.0	2.0	1352	$1,700	$1.26	102d	1	0.52mi
6646 Creekwood Ct Douglasville, GA	4.0	3.0	2203	$2,045	$0.93	3d	1	0.61mi
6861 S Lakewood Ter Douglasville, GA	3.0	2.0	1216	$1,545	$1.27	10d	1	0.62mi
6712 Lakewood Dr Douglasville, GA	3.0	2.0	1216	$1,810	$1.49	7d	1	0.65mi
4642 Elmhurst Dr Douglasville, GA	3.0	2.0	1385	$1,900	$1.37	144d	1	0.74mi
4630 Cresant Ln Douglasville, GA	4.0	2.0	1754	$1,700	$0.97	6d	1	0.75mi
4630 Cresant Ln Douglasville, GA	4.0	2.0	1754	$1,580	$0.90	10d	1	0.75mi
6583 Oakwood Dr Douglasville, GA	3.0	2.0	1737	$1,819	$1.05	100d	1	0.80mi
4634 Five Leaves Ct Douglasville, GA	3.0	2.0	1615	$1,865	$1.15	156d	1	0.81mi
6088 Cobblestone Ct Douglasville, GA	2.0	1.5	1280	$1,195	$0.93	29d	1	0.82mi
6849 Quail Pl Douglasville, GA	3.0	2.5	1571	$1,950	$1.24	10d	1	0.83mi
6834 Springwood Dr Douglasville, GA	4.0	3.0	2168	$2,080	$0.96	133d	1	0.86mi
3181 Cedardale Dr Douglasville, GA	3.0	2.5	1760	$1,975	$1.12	3d	1	0.86mi
9747 Whitetail Rd Douglasville, GA	4.0	2.5	2076	$2,219	$1.07	65d	1	0.98mi
4527 Avion Park Douglasville, GA	4.0	3.5	1881	$2,465	$1.31	115d	1	1.21mi
3492 Heatherwood Ct Douglasville, GA	3.0	2.0	1841	$2,500	$1.36	159d	1	1.21mi
50 Carrington Ln Douglasville, GA	1.0–3.0	1.0–2.0	1181	$1,827	$1.55	2d	8	1.22mi
3496 Heatherwood Ct Douglasville, GA	4.0	2.5	2134	$2,250	$1.05	184d	1	1.22mi
3000 Highway 5 Douglasville, GA	1.0–3.0	1.0–2.0	1116	$1,914	$1.71	0d	20	1.23mi
3000 Highway 5 Douglasville, GA	1.0–2.0	1.0–2.0	951	$1,693	$1.78	91d	24	1.23mi
3421 W Stewarts Mill Rd Douglasville, GA	1.0–3.0	1.0–2.0	971	$1,650	$1.70	135d	7	1.29mi
8664 N Anna Way Douglasville, GA	2.0	1.5	1352	$1,395	$1.03	96d	1	1.35mi
8665 N Anna Way Unit 8664 Douglasville, GA	2.0	1.5	1352	$1,295	$0.96	53d	1	1.35mi
8667 N Anna Way Douglasville, GA	2.0	1.5	1352	$1,395	$1.03	100d	1	1.38mi
8666 N Anna Way Unit 8667 Douglasville, GA	2.0	1.5	1352	$1,295	$0.96	10d	1	1.38mi
3810 Glade Ave Douglasville, GA	4.0	2.5	1920	$2,191	$1.14	184d	1	1.40mi
8685 Ashley Way Douglasville, GA	2.0	2.5	1364	$1,195	$0.88	93d	1	1.40mi
6266 Melrose St Douglasville, GA	2.0	1.0	1056	$1,325	$1.25	121d	1	1.47mi
6376 Melrose St Douglasville, GA	3.0	2.0	1571	$1,810	$1.15	9d	1	1.50mi

Listing history 38 events

1. 2026-07-16
   days on market $271,900 Active 419 DOM
2. 2026-07-15
   days on market $271,900 Active 418 DOM
3. 2026-07-14
   days on market $271,900 Active 417 DOM
4. 2026-07-13
   days on market $271,900 Active 416 DOM
5. 2026-07-13
   days on market $271,900 Active 415 DOM
6. 2026-07-11
   days on market $271,900 Active 414 DOM
7. 2026-07-10
   days on market $271,900 Active 413 DOM
8. 2026-07-09
   days on market $271,900 Active 412 DOM
9. 2026-07-07
   days on market $271,900 Active 410 DOM
10. 2026-07-06
    days on market $271,900 Active 409 DOM
11. 2026-07-06
    days on market $271,900 Active 408 DOM
12. 2026-07-05
    days on market $271,900 Active 407 DOM
13. 2026-07-03
    days on market $271,900 Active 406 DOM
14. 2026-07-02
    days on market $271,900 Active 405 DOM
15. 2026-07-01
    days on market $271,900 Active 404 DOM
16. 2026-06-30
    days on market $271,900 Active 403 DOM
17. 2026-06-29
    days on market $271,900 Active 402 DOM
18. 2026-06-28
    days on market $271,900 Active 401 DOM
19. 2026-06-27
    days on market $271,900 Active 400 DOM
20. 2026-06-26
    days on market $271,900 Active 399 DOM
21. 2026-06-24
    days on market $271,900 Active 397 DOM
22. 2026-06-22
    days on market $271,900 Active 395 DOM
23. 2026-06-21
    days on market $271,900 Active 394 DOM
24. 2026-06-18
    days on market $271,900 Active 391 DOM
25. 2026-06-17
    days on market $271,900 Active 390 DOM
26. 2026-06-16
    days on market $271,900 Active 389 DOM
27. 2026-06-15
    days on market $271,900 Active 388 DOM
28. 2026-06-13
    days on market $271,900 Active 386 DOM
29. 2026-06-09
    days on market $271,900 Active 382 DOM
30. 2026-06-08
    days on market $271,900 Active 381 DOM
31. 2026-06-07
    days on market $271,900 Active 380 DOM
32. 2026-06-04
    days on market $271,900 Active 377 DOM
33. 2026-06-03
    days on market $271,900 Active 376 DOM
34. 2026-06-02
    days on market $271,900 Active 375 DOM
35. 2026-06-01
    days on market $271,900 Active 374 DOM
36. 2026-05-31
    days on market $271,900 Active 373 DOM
37. 2026-03-31
    price $271,900 557-char remark

    Show marketing remark (557 chars)

    The Calliope Townhome floorplan features an inviting design with a spacious family and dining room and a perfectly situated kitchen with a massive walk-in pantry and large island. A private powder room, coat closet, and patio complete the main living area of the Calliope floorplan. The Second level includes a private primary suite with a walk-in closet, double vanity, two spacious secondary bedrooms, a full bath, and a centrally located linen closet and laundry room. The second level also features a loft space which makes a great office or flex space.

38. 2025-05-23
    listed $294,900 Active 557-char remark

    Show marketing remark (557 chars)

    The Calliope Townhome floorplan features an inviting design with a spacious family and dining room and a perfectly situated kitchen with a massive walk-in pantry and large island. A private powder room, coat closet, and patio complete the main living area of the Calliope floorplan. The Second level includes a private primary suite with a walk-in closet, double vanity, two spacious secondary bedrooms, a full bath, and a centrally located linen closet and laundry room. The second level also features a loft space which makes a great office or flex space.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,081
• − Mortgage interest: −$16,356
• − Property taxes: −$4,380
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$8,494
• Taxable loss: −$9,621
• Est. tax savings @ 24.0%: +$2,309
• After-tax cash flow: $-2,091/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious layout with a good flow between the living areas and kitchen. The home is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Updating light fixtures — Modern light fixtures can improve the home's curb appeal and interior aesthetics. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading appliances — Upgrading appliances can increase the home's value and appeal to potential buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to potential buyers/tenants. ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Arbor Station Elementary School F GA #689/1,228 Nat'l #28,475/41,679 Middle Chestnut Log Middle School F GA #333/470 Nat'l #11,208/14,009 High Chapel Hill High School F GA #203/424 Nat'l #13,437/17,239

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

B Composite livability gradescore 71/100

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 · 163,022 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: 7% of renters

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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%

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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%
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2% Vietnamese 1%

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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

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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

-7.8% since first listed

2 events — show timeline

• 2026-03-31 Price Changed $271,900 Zillow
• 2025-05-23 Listed $294,900 Zillow