3965 Pecan St · Loganville, GA 30052

$159,900

4 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 11 Days on market

Built 1959 0.43 ac lot Est $250k · 36% under ↓ 3% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in the City of Loganville! This 3 bedroom, 2 bathroom ranch-style home is being sold strictly "as-is" and is in need of extensive repairs and updates, including paint, flooring, plumbing, and electrical. Cash only. Seller will make no repairs prior to closing. Please exercise caution when viewing the property. No blind offers will be considered. Property taxes reflect the current owner's taxes and may vary for the next owner. Bring your plans, your contractor, and your vision to restore this Loganville home and make it your own.

Key facts

• 0.43 acre lot
• Built 1959
• Listed 10 days

Property features AI

Finance

• HOA & community: Near shopping

Exterior

• Parking: Driveway parking; Level driveway; Open parking available
• Utilities: Public water; Public sewer; Other utilities
• Home design: One-story property; Fixer condition; Fee simple ownership
• Construction: Built with block, frame, and wood siding; Composition/shingle roof; Block foundation
• Exterior features: Private entrance; Private yard; Covered front porch; Screened porch; Shed(s)

Interior

• Kitchen: Eat-in kitchen; Stained cabinets; Appliances: Other
• Bedrooms: 3 main-level bedrooms; Bedroom features: Other
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms (both on main level); Master bathroom: None
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Entrance foyer; No common walls; Crawl space basement
• Laundry & utility: Laundry room on main level; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 12.0% 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.
• Zoned schools: Trip Elementary School (math 54% / reading 53%, grade C, #212 of 1,228 statewide, top 17%, 1,315 students, 55% FRL); Bay Creek Middle School (math 30% / reading 43%, grade F, #167 of 470 statewide, top 38%, 1,330 students, 52% FRL); Grayson High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 3,284 students, 42% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 858 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

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.
• Gwinnett County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $132k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1959 — 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. 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.
4. 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.
5. 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: 1.44% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $249,546
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4481 Fiddlers Bnd	0.68mi	3/2.0 (-1)	1,314 (+10%)	17mo	$275,000	$209	28

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $22,860
• Equity at exit: $23,842

10-year hold

• IRR: 21.8%
• Equity multiple: 2.87×
• Total profit: $83,520
• Equity at exit: $13,825

Cash invested: $44,772 (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: 858
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$839
• Tax from tax record: −$158 /mo · $1,890/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $761

Break-even live

Break-even rent $1,345

Max offer price $159,900

Occupancy floor 62%

Sensitivity live

Price	-10% $852	-5% $806	+0% $761	+5% $716	+10% $671
Rent	-10% $579	-5% $670	+0% $761	+5% $852	+10% $944
Rate	-1.0pp $842	-0.5pp $802	base $761	+0.5pp $720	+1.0pp $678

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Alexander Xing Loganville, GA	2.0–3.0	2.0–2.5	1381	$1,895	$1.37	3d	20	1.17mi
313 Bruce St Loganville, GA	3.0	1.0	1075	$1,673	$1.56	25d	1	1.35mi
249 Meadows Dr Loganville, GA	1.0–3.0	1.0–2.0	1074	$1,895	$1.76	44d	1	1.43mi
475 Bay Creek Rd Loganville, GA	3.0	1.0	1032	$1,450	$1.41	25d	1	1.47mi
1169 Granite Ln Loganville, GA	3.0	2.0	1430	$2,025	$1.42	3d	1	1.49mi

Listing history 7 events

1. 2026-06-21
   days on market $159,900 Active 11 DOM
2. 2026-06-18
   days on market $159,900 Active 8 DOM
3. 2026-06-17
   days on market $159,900 Active 7 DOM
4. 2026-06-16
   days on market $159,900 Active 6 DOM
5. 2026-06-15
   days on market $159,900 Active 5 DOM
6. 2026-06-13
   remarks 551-char remark
7. 2026-06-13
   listed $159,900 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: $1,890 · $158/mo
• Projected year-2 tax: $1,890 · $158/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $27,705
• − Mortgage interest: −$8,957
• − Property taxes: −$1,890
• − Insurance: −$800
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − Depreciation: −$4,652
• Taxable income: $6,974
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $7,461/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: 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

• Census place: Loganville, GA
• 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

-3.1% since first listed

9 events — show timeline

• 2026-06-10 Listed $159,900 GAMLS
• 2026-06-10 Listed $159,900 FMLS
• 2026-02-05 Sold (Public Records) $132,500 Public Records
• 2026-01-02 Sold (MLS) $132,500 FMLS
• 2026-01-02 Sold (MLS) $132,500 GAMLS
• 2025-02-24 Pending — GAMLS
• 2025-02-24 Pending — FMLS
• 2025-01-07 Listed $165,000 FMLS
• 2025-01-07 Listed $165,000 GAMLS

Property tax history

+17.5%/yr

Latest (2025): $1,890 · +25.4% YoY. Source: county tax records.