825 Leraes Way · Loganville, GA 30052

$309,900

4 bd · 2.5 ba · 1,854 sqft · Townhouse · 87 Days on market

Built 2026 Good condition $167/sqft · at area comps Est $325k · at est. $100/mo HOA · 4% of rent

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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 +9.6/15.0
• Cash flow +9.4/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lot 15- Danielson Middle Unit- Ready Late Summer or early fall. Welcome home to the Danielson plan, a charming 2-story townhome nestled in the Swim Community of Darlington in Loganville. From the covered porch at the front entry - perfect for those online shipments - to the rear patio, every detail of this home is designed with convenience and comfort in mind. Step inside to discover an open-concept layout that seamlessly connects the kitchen and family room, creating the perfect space for entertaining or simply relaxing with loved ones. The kitchen boasts a popular corner pantry, offering ample storage space for all your culinary needs. Tucked away on the lower level is a convenient powder room, providing added privacy and functionality. Upstairs, you'll find four spacious bedrooms, including a luxurious primary suite with a full bath and walk-in closet. Plus, with an additional full bath and a laundry room on the upper floor, chores become a breeze. The attached 2-car garage and driveway provides ample parking and storage space. Don't miss out on the opportunity to make this stunning Danielson plan townhome your own. Schedule a showing today and experience the perfect blend of style, comfort, and convenience! Builder incentives available when using the preferred lender, see agent for more details.

Key facts

• Covered porch
• Laundry room
• Corner pantry

Tags

• COVERED PORCH
• COVERED PATIO
• OPEN-CONCEPT LAYOUT
• CORNER PANTRY
• POWDER ROOM
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (17.6% below list).
• Recommended offer: $255k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% in Loganville — 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 74/100 on livability (#39 in GA, #4,689 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F.
• Gwinnett County (suburban): math 39% / reading 43% proficiency, ranked #32 of 174 in GA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 847 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 33% of the median local income ($94k/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 $9k of value loss. Plan a longer hold.
• Gwinnett County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,444 (17.6% 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 87 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.82% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.1

CMA / ARV

• ARV (median comp): $324,995
• List price: $309,900
• Delta: -4.64%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
848 Leraes Way	0.12mi	3/2.5 (-1)	1,863 (+0%)	1mo	$319,990	$172	88
850 Leraes Way	0.12mi	3/2.5 (-1)	1,863 (+0%)	2mo	$319,990	$172	86
866 Leraes Way	0.12mi	3/2.5 (-1)	1,863 (+0%)	2mo	$320,000	$172	86
3419 Palmer Dr #32	0.14mi	3/2.5 (-1)	2,002 (+8%)	2mo	$329,990	$165	74
3423 Palmer Dr #34	0.14mi	3/2.5 (-1)	2,002 (+8%)	3mo	$329,990	$165	72
3431 Palmer Dr #38	0.14mi	3/2.5 (-1)	2,002 (+8%)	4mo	$347,990	$174	72

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-64,052
• Equity at exit: $46,207

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-72,440
• Equity at exit: $26,794

Cash invested: $86,772 (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 30052

• Home prices YoY: -31.8%
• Rents YoY: 3.1%
• Active inventory: 847
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,554 high
• Mortgage (P&I): −$1,625
• Tax est. 1.5%: −$387 /mo · $4,648/yr
• Insurance: −$129
• HOA: −$100
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-224

Break-even live

Break-even rent $2,838

Max offer price $277,539

Occupancy floor —

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Carlton Crossing Walnut Grove, GA	3.0–4.0	2.5	1883	$2,258	$1.20	2d	4	0.05mi
405 Aristocrat Dr Loganville, GA	4.0	2.0	1954	$2,250	$1.15	44d	1	0.40mi
854 Langley View Ct Loganville, GA	4.0	2.5	2098	$1,990	$0.95	5d	1	0.43mi
3292 Shady Valley Ct Loganville, GA	5.0	3.0	2562	$2,700	$1.05	15d	1	0.53mi
661 Sweet Ashley Way Loganville, GA	4.0	2.5	2204	$2,315	$1.05	2d	1	0.60mi
379 Beech Hollow Trl Loganville, GA	3.0	2.0	2209	$2,350	$1.06	5d	1	0.90mi
665 Stonecrest Dr Loganville, GA	3.0	2.0	1545	$1,845	$1.19	22d	1	1.05mi
626 Stonecrest Dr Loganville, GA	3.0	2.5	1816	$2,250	$1.24	2d	1	1.06mi
729 Fallowfield Dr Loganville, GA	3.0	2.0	1832	$2,170	$1.18	44d	1	1.13mi
4064 Kendrick Cir Loganville, GA	4.0	2.5	2279	$2,515	$1.10	44d	1	1.20mi
1111 Feldman Chase Loganville, GA	4.0	2.5	2279	$2,490	$1.09	10d	1	1.27mi
1016 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,440	$1.33	44d	1	1.27mi
1046 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,440	$1.33	44d	1	1.28mi
128 Shadowbrooke Cir Loganville, GA	3.0	2.0	1541	$1,950	$1.27	44d	1	1.28mi
1126 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,450	$1.34	5d	1	1.29mi
2994 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,460	$1.34	5d	1	1.30mi
2802 Porchlight Ct Loganville, GA	3.0	2.5	1833	$2,430	$1.33	44d	1	1.31mi
2954 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,460	$1.34	5d	1	1.32mi
2801 Porchlight Ct Loganville, GA	4.0	2.5	1833	$2,460	$1.34	5d	1	1.32mi
305 Shadowbrooke Cir Loganville, GA	4.0	2.5	2218	$2,595	$1.17	24d	1	1.32mi
2944 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	15d	1	1.32mi
2934 Porch Creek Way Loganville, GA	4.0	2.5	1854	$2,470	$1.33	2d	1	1.33mi
2732 Porchlight Ct Loganville, GA	3.0	2.5	1833	$2,430	$1.33	44d	1	1.33mi
2914 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	21d	1	1.34mi
2904 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	20d	1	1.34mi
494 Langley Creek Dr Loganville, GA	4.0	3.0	2329	$1,200	$0.52	5d	1	1.35mi
3290 Cooper Woods Dr Loganville, GA	4.0	2.5	2462	$2,295	$0.93	5d	1	1.35mi
2711 Porchlight Ct Loganville, GA	4.0	2.5	1833	$2,460	$1.34	5d	1	1.35mi
915 Burning Bush Dr Loganville, GA	4.0	2.5	1873	$2,000	$1.07	44d	1	1.36mi
641 Porchlight Dr Loganville, GA	3.0	2.5	1833	$2,420	$1.32	24d	1	1.36mi
348 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,440	$1.32	5d	1	1.37mi
378 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	5d	1	1.37mi
388 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	21d	1	1.37mi
359 Porch View Ln Loganville, GA	3.0	2.5	1833	$2,430	$1.33	44d	1	1.39mi
389 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	5d	1	1.39mi
44 Shadowhill Ct Loganville, GA	3.0	2.5	1951	$1,850	$0.95	44d	1	1.39mi
1275 Shamrock Hill Cir Loganville, GA	3.0	2.5	1668	$2,045	$1.23	22d	1	1.41mi
219 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,440	$1.32	44d	1	1.41mi
871 Porchlight Dr Loganville, GA	3.0	2.5	1833	$2,420	$1.32	13d	1	1.42mi
3093 Turkey Oak Trl Loganville, GA	3.0	2.0	1773	$2,046	$1.15	24d	1	1.43mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 2 events

1. 2026-03-02
   listed $309,900 New 1324-char remark

   Show marketing remark (1324 chars)

   Lot 15- Danielson Middle Unit- Ready Late Summer or early fall. Welcome home to the Danielson plan, a charming 2-story townhome nestled in the Swim Community of Darlington in Loganville. From the covered porch at the front entry - perfect for those online shipments - to the rear patio, every detail of this home is designed with convenience and comfort in mind. Step inside to discover an open-concept layout that seamlessly connects the kitchen and family room, creating the perfect space for entertaining or simply relaxing with loved ones. The kitchen boasts a popular corner pantry, offering ample storage space for all your culinary needs. Tucked away on the lower level is a convenient powder room, providing added privacy and functionality. Upstairs, you'll find four spacious bedrooms, including a luxurious primary suite with a full bath and walk-in closet. Plus, with an additional full bath and a laundry room on the upper floor, chores become a breeze. The attached 2-car garage and driveway provides ample parking and storage space. Don't miss out on the opportunity to make this stunning Danielson plan townhome your own. Schedule a showing today and experience the perfect blend of style, comfort, and convenience! Builder incentives available when using the preferred lender, see agent for more details.

2. 2026-03-02
   listed $309,900 Active 1324-char remark

   Show marketing remark (1324 chars)

   Lot 15- Danielson Middle Unit- Ready Late Summer or early fall. Welcome home to the Danielson plan, a charming 2-story townhome nestled in the Swim Community of Darlington in Loganville. From the covered porch at the front entry - perfect for those online shipments - to the rear patio, every detail of this home is designed with convenience and comfort in mind. Step inside to discover an open-concept layout that seamlessly connects the kitchen and family room, creating the perfect space for entertaining or simply relaxing with loved ones. The kitchen boasts a popular corner pantry, offering ample storage space for all your culinary needs. Tucked away on the lower level is a convenient powder room, providing added privacy and functionality. Upstairs, you'll find four spacious bedrooms, including a luxurious primary suite with a full bath and walk-in closet. Plus, with an additional full bath and a laundry room on the upper floor, chores become a breeze. The attached 2-car garage and driveway provides ample parking and storage space. Don't miss out on the opportunity to make this stunning Danielson plan townhome your own. Schedule a showing today and experience the perfect blend of style, comfort, and convenience! Builder incentives available when using the preferred lender, see agent for more details.

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

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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,653
• − Mortgage interest: −$17,359
• − Property taxes: −$4,648
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − HOA: −$1,200
• − Depreciation: −$9,015
• Taxable loss: −$8,024
• Est. tax savings @ 24.0%: +$1,926
• After-tax cash flow: $-758/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 · 5 photos

Good 80/100 Cosmetic rehab

This townhome is in excellent condition with a good condition score of 80. It is move-in ready with minor cosmetic updates that can further enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value.
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gwinnett County
• NCES district ID: 1302550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $62,416
• Composite: 36.5/100
• National rank: #4648
• State rank: #32 of 174 in GA

Livability — Loganville

• Score: 74/100
• State rank: #39
• US rank: #4689

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment B+ Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 128,246 people
• City population: 79,811
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,811
• Household income: $93,764
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 1174.0

Population outlook (Gwinnett County) Hauer SSP2

• Today (2025): 1,106,028 people
• By 2030: 1,211,414 · +9.5%
• By 2040: 1,422,277 · +28.6%
• By 2050: 1,623,204 · +46.8%
• By 2075: 2,105,240 · +90.3%
• By 2100: 2,443,321 · +120.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Black 33% Hispanic / Latino 13% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Gwinnett

• 2024 margin: D (+16.5) · D 57.6% · R 41.1% · Other 1.2%
• 2008→2024 swing: +26.8pp toward D · 2008: -10.2pp · 2024: 16.5pp
• All cycles: 2024: D+16.5 2020: D+18.3 2016: D+5.8 2012: R+9.4 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.77%
• Current HPI: 212.1241
• Rent YoY: ▲ 3.12%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-02 Listed $309,900 FMLS
• 2026-03-02 Listed $309,900 GAMLS