2405 Eric Ln · Douglasville, GA 30135

$225,000

3 bd · 1.5 ba · 1,264 sqft · SingleFamily public records · 82 Days on market

Built 1977 0.38 ac lot $178/sqft · 32% above area Est $254k · 12% 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 +18.4/30.0
• ARV discount +12.7/15.0
• DSCR +5.8/10.0
• 1% rule +4.8/10.0
• 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

Welcome to 2405 Eric Ln, where a well-maintained interior with a blend of comfort and practicality. The kitchen is equipped with stainless steel appliances, while a fireplace adds warmth and character to the living area. The primary bedroom features double closets, providing ample storage space, and fresh interior paint enhances the home's clean and refreshed feel. The backyard is fully fenced, providing a great space for outdoor activities. This home is a perfect blend of style and comfort, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

Key facts

• Double closets
• Fenced backyard
• Fireplace

Tags

• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD
• DOUBLE CLOSETS
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 $220k (2.1% below list).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 610 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2k of loan paydown is wiped out by about $7k 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 82 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1977 — 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. 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. 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: 0.98% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (median comp): $254,240
• List price: $225,000
• Delta: -11.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3881 Bentley Dr	0.16mi	3/2.0	1,276 (+1%)	5mo	$254,000	$199	85
3811 Paul St	0.31mi	3/2.0	1,251 (-1%)	6mo	$199,500	$159	76
2436 Eric Ln	0.03mi	3/1.5	1,112 (-12%)	2mo	$218,900	$197	76
3765 Cindy Dr	0.38mi	3/2.0	1,259 (-0%)	17mo	$271,000	$215	66
3757 Cindy Dr	0.39mi	4/2.0 (+1)	1,259 (-0%)	12mo	$285,000	$226	64
3930 Paul St	0.12mi	3/2.0	1,170 (-7%)	19mo	$219,000	$187	64
2501 Eric Ln	0.16mi	3/2.0	1,146 (-9%)	19mo	$255,000	$223	59
2280 Pope Rd	0.63mi	3/1.0	1,190 (-6%)	8mo	$212,500	$179	52
2483 Pope Rd	0.48mi	3/1.5	1,107 (-12%)	14mo	$235,000	$212	45
3188 Warrenton Ct	0.38mi	3/2.0	1,444 (+14%)	16mo	$250,000	$173	43
3580 Dorris Cir	0.74mi	3/2.0	1,098 (-13%)	5mo	$169,900	$155	37
2290 Pope Rd	0.63mi	3/1.0	1,075 (-15%)	9mo	$223,000	$207	36

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-29,299
• Equity at exit: $33,548

10-year hold

• IRR: -9.6%
• Equity multiple: 0.48×
• Total profit: $-32,487
• Equity at exit: $19,454

Cash invested: $63,000 (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 30135

• Rents YoY: 0.1%
• Active inventory: 610
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$256 /mo · $3,067/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $211

Break-even live

Break-even rent $1,936

Max offer price $225,000

Occupancy floor 85%

Sensitivity live

Price	-10% $338	-5% $275	+0% $211	+5% $147	+10% $84
Rent	-10% $37	-5% $124	+0% $211	+5% $298	+10% $385
Rate	-1.0pp $324	-0.5pp $268	base $211	+0.5pp $153	+1.0pp $93

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.37mi
4311 Denton Dr Unit 4311 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	25d	1	0.45mi
4191 Denton Dr Unit 4191 , GA	3.0	2.5	1805	$2,199	$1.22	6d	1	0.50mi
5610 Fetlock Way Unit 5610 , GA	3.0	2.5	1616	$2,199	$1.36	25d	1	0.51mi
4100 Denton Dr Unit 4100 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	4d	1	0.53mi
3970 Denton Dr Unit 3970 Douglasville, GA	3.0	2.5	1805	$2,299	$1.27	17d	1	0.53mi
4031 Denton Dr Unit 4031 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	44d	1	0.53mi
3751 Denton Dr Unit 3751 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	44d	1	0.53mi
3790 Denton Dr Unit 3790 Douglasville, GA	3.0	2.5	1805	$2,199	$1.22	25d	1	0.53mi
4000 Denton Dr Unit 4000 Douglasville, GA	3.0	2.5	1616	$2,199	$1.36	6d	1	0.53mi
3715 Longview Dr Douglasville, GA	3.0	2.0	1704	$1,819	$1.07	25d	1	0.54mi
3901 Denton Dr Unit 3901 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	44d	1	0.56mi
2501 Canter Ln Douglasville, GA	3.0	2.5	1710	$2,274	$1.33	3d	8	0.57mi
3009 Acacia Cir Douglasville, GA	3.0	2.5	1421	$2,200	$1.55	13d	1	0.84mi
2010 Ayla Dr Douglasville, GA	3.0	2.5	1421	$2,000	$1.41	13d	1	0.85mi
5013 Amethyst Dr Douglasville, GA	4.0	2.5	1729	$2,275	$1.32	44d	1	0.90mi
2301 Carlton Pkwy Douglasville, GA	1.0–3.0	1.0–2.0	1050	$2,465	$2.35	2d	12	1.05mi
1750 Nutmeg St Douglasville, GA	2.0	1.5	900	$1,380	$1.53	25d	1	1.25mi
2836 Bomar Rd Douglasville, GA	4.0	1.5	1675	$1,536	$0.92	44d	1	1.32mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	4d	1	1.37mi
3385 Newberry Ln Douglasville, GA	3.0	2.0	1697	$2,049	$1.21	6d	1	1.48mi

Listing history 34 events

1. 2026-06-21
   days on market $225,000 Active 82 DOM
2. 2026-06-18
   days on market $225,000 Active 79 DOM
3. 2026-06-17
   days on market $225,000 Active 78 DOM
4. 2026-06-16
   days on market $225,000 Active 77 DOM
5. 2026-06-15
   days on market $225,000 Active 76 DOM
6. 2026-06-13
   days on market $225,000 Active 74 DOM
7. 2026-06-09
   days on market $225,000 Active 70 DOM
8. 2026-06-08
   days on market $225,000 Active 69 DOM
9. 2026-06-07
   days on market $225,000 Active 68 DOM
10. 2026-06-04
    days on market $225,000 Active 65 DOM
11. 2026-06-03
    days on market $225,000 Active 64 DOM
12. 2026-06-02
    days on market $225,000 Active 63 DOM
13. 2026-06-01
    days on market $225,000 Active 62 DOM
14. 2026-05-31
    days on market $225,000 Active 61 DOM
15. 2026-03-31
    listed $225,000 New 586-char remark

    Show marketing remark (592 chars)

    Welcome to 2405 Eric Ln, where a well-maintained interior with a blend of comfort and practicality. The kitchen is equipped with stainless steel appliances, while a fireplace adds warmth and character to the living area. The primary bedroom features double closets, providing ample storage space, and fresh interior paint enhances the home’s clean and refreshed feel. The backyard is fully fenced, providing a great space for outdoor activities. This home is a perfect blend of style and comfort, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

16. 2026-03-31
    listed $225,000 Active 592-char remark

    Show marketing remark (592 chars)

    Welcome to 2405 Eric Ln, where a well-maintained interior with a blend of comfort and practicality. The kitchen is equipped with stainless steel appliances, while a fireplace adds warmth and character to the living area. The primary bedroom features double closets, providing ample storage space, and fresh interior paint enhances the home’s clean and refreshed feel. The backyard is fully fenced, providing a great space for outdoor activities. This home is a perfect blend of style and comfort, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

17. 2026-03-03
    soldstatus $225,000
18. 2019-07-10
    soldstatus $112,000
19. 2012-08-29
    historical
20. 2012-08-22
    soldstatus $59,900
21. 2012-08-17
    soldstatus $59,900 Sold
22. 2012-08-15
    soldstatus $59,900 Sold
23. 2012-08-07
    historical
24. 2012-07-01
    price $59,900 Active
25. 2012-07-01
    status Active
26. 2012-06-23
    historical
27. 2012-06-23
    price $59,900
28. 2012-04-26
    listed $69,900 New
29. 2012-04-26
    listed $69,900 Active
30. 2010-07-22
    price $65,900
31. 2006-03-03
    soldstatus $76,000
32. 2005-09-07
    soldstatus $90,000
33. 2002-09-03
    soldstatus $70,000
34. 1987-08-04
    soldstatus $44,132

ⓘ 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: $3,067 · $256/mo
• Projected year-2 tax: $3,067 · $256/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $26,433
• − Mortgage interest: −$12,603
• − Property taxes: −$3,067
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$6,545
• Taxable loss: −$1,138
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $2,804/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

+409.8% since first listed

20 events — show timeline

• 2026-03-31 Listed $225,000 FMLS
• 2026-03-31 Listed $225,000 GAMLS
• 2026-03-03 Sold (Public Records) $225,000 Public Records
• 2019-07-10 Sold (Public Records) $112,000 Public Records
• 2012-08-29 Listing Removed — FMLS
• 2012-08-22 Sold (Public Records) $59,900 Public Records
• 2012-08-17 Sold (MLS) $59,900 GAMLS
• 2012-08-15 Sold (MLS) $59,900 FMLS
• 2012-08-07 Listing Removed — GAMLS
• 2012-07-01 Relisted — GAMLS
• 2012-07-01 Price Changed $59,900 GAMLS
• 2012-06-23 Listing Removed — GAMLS
• 2012-06-23 Price Changed $59,900 FMLS
• 2012-04-26 Listed $69,900 GAMLS
• 2012-04-26 Listed $69,900 FMLS
• 2010-07-22 Price Changed $65,900 GAMLS
• 2006-03-03 Sold (Public Records) $76,000 Public Records
• 2005-09-07 Sold (Public Records) $90,000 Public Records
• 2002-09-03 Sold (Public Records) $70,000 Public Records
• 1987-08-04 Sold (Public Records) $44,132 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,067 · +8.2% YoY. Source: county tax records.