92 Alameda St · Lawrenceville, GA 30052

$279,900

3 bd · 2.5 ba · 1,786 sqft · SingleFamily · 46 Days on market

Built 2026 Good condition $157/sqft · 27% below area Est $384k · 27% under

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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 +15.0/15.0
• Cash flow +12.1/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready July! The Sonoma is a beautifully designed townhome located in the highly anticipated Fuller Station community by Smith Douglas Homes, where convenience meets modern living. This townhome offers the perfect blend of style, comfort, and location. The open-concept main level features a contemporary kitchen with 36 upper cabinets with crown molding, granite countertops, a center island, and a sleek black interior color package that adds a bold, modern touch. Upgraded lighting enhances the space, while the modern linear fireplace creates a warm and inviting atmosphere in the family room. Step outside to enjoy your private 8x12 patioideal for relaxing or entertaining.

Key facts

• Contemporary kitchen
• Iron rail staircase
• Private patio

Tags

• OPEN CONCEPT MAIN LEVEL
• CONTEMPORARY KITCHEN
• PRIVATE PATIO
• IRON RAIL STAIRCASE
• WALK IN SHOWER
• DOUBLE VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-62 ($-743/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (15.3% below list).
• Recommended offer: $237k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.7% in Lawrenceville — 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 85/100 on livability (#3 in GA, #473 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime C-, employment D+.
• 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: Mckendree Elementary School (math 33% / reading 30%, grade F, #612 of 1,228 statewide, top 50%, 1,013 students, 67% FRL); Creekland Middle School (math 39% / reading 46%, grade D-, #122 of 470 statewide, top 26%, 1,860 students, 52% FRL); Collins Hill High School (math 23% / reading 43%, grade F, #101 of 424 statewide, top 24%, 2,695 students, 46% FRL).
• Market conditions: Rents rising (+3.1%/yr); 1079 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 30% 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 $8k 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 46 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,017 (15.3% 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 46 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $384,288
• List price: $279,900
• Delta: -27.16%
• 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
860 Meadowsong Cir	0.45mi	3/2.5	1,744 (-2%)	2mo	$325,000	$186	73
1585 Glen Rose Ct	0.19mi	3/2.0	1,612 (-10%)	2mo	$360,000	$223	71
1587 Heartwood Dr	0.08mi	3/2.0	2,044 (+14%)	1mo	$380,000	$186	69
1955 Keswick Place Dr	0.44mi	4/3.5 (+1)	1,788 (+0%)	2mo	$385,000	$215	69
1811 Hayden Mill Ct	0.43mi	3/2.5	1,689 (-5%)	3mo	$385,000	$228	69
850 Ashley Laine Walk	0.38mi	3/2.5	1,911 (+7%)	7mo	$397,000	$208	65
825 Meadowsong Cir	0.49mi	4/2.5 (+1)	1,857 (+4%)	1mo	$374,999	$202	65
1381 Shady Cove Ln	0.65mi	3/2.0	1,724 (-4%)	0mo	$377,000	$219	62
1795 Lawrenceville Suwanee Rd	0.55mi	3/2.0	1,683 (-6%)	5mo	$335,000	$199	59
1798 Lawrenceville Suwanee Rd	0.50mi	4/2.0 (+1)	1,878 (+5%)	6mo	$440,000	$234	56
805 Meadowsong Cir	0.49mi	4/2.5 (+1)	2,000 (+12%)	3mo	$375,000	$188	50
664 Stampmill Ct	0.54mi	3/2.0	2,011 (+13%)	6mo	$420,000	$209	47

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-48,975
• Equity at exit: $41,734

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-46,398
• Equity at exit: $24,201

Cash invested: $78,372 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 20 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $360,000 ($186/sqft)
• Median days on market: 41 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +15.4% above current asking $/sqft

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

ZIP-level market 30052

• Home prices YoY: -31.8%
• Rents YoY: 3.1%
• Active inventory: 1079
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,370 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-62

Break-even live

Break-even rent $2,449

Max offer price $270,945

Occupancy floor 98%

Sensitivity live

Price	-10% $132	-5% $35	+0% $-62	+5% $-159	+10% $-255
Rent	-10% $-249	-5% $-156	+0% $-62	+5% $32	+10% $125
Rate	-1.0pp $79	-0.5pp $9	base $-62	+0.5pp $-134	+1.0pp $-208

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: $69,975
• Closing costs: $8,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Michael Lee Way Lawrenceville, GA	3.0	2.0	2000	$2,299	$1.15	36d	1	0.23mi
625 Waltman Point Pl Lawrenceville, GA	3.0	2.5	1750	$2,195	$1.25	26d	1	0.35mi
625 Waltman Point Pl Lawrenceville, GA	3.0	2.5	1750	$2,195	$1.25	23d	1	0.35mi
615 Waltman Point Pl Lawrenceville, GA	4.0	2.0	1842	$2,275	$1.24	19d	1	0.37mi
830 Meadowsong Cir Lawrenceville, GA	4.0	3.5	2156	$2,300	$1.07	62d	1	0.48mi
1570 Swan Valley Ct Lawrenceville, GA	4.0	2.5	2380	$2,600	$1.09	67d	1	0.49mi
570 Sterling Pointe Ct Lawrenceville, GA	4.0	2.5	1729	$2,500	$1.45	25d	1	0.57mi
652 Overlook Wood Way Lawrenceville, GA	4.0	2.5	2080	$2,400	$1.15	93d	1	0.60mi
1444 Riverwood Ct Lawrenceville, GA	3.0	2.0	1436	$1,799	$1.25	93d	1	0.64mi
1860 Suwanee Ridge Ct Lawrenceville, GA	3.0	2.0	1312	$1,875	$1.43	46d	1	0.66mi
1909 Suwanee Valley Rd Lawrenceville, GA	4.0	2.5	1824	$2,295	$1.26	93d	1	0.67mi
960 Summit Lake Trl Lawrenceville, GA	3.0	2.0	1880	$2,220	$1.18	42d	1	0.68mi
1021 Orchard Mill Ln Lawrenceville, GA	3.0	2.5	2190	$2,300	$1.05	93d	1	0.71mi
930 Misty Creek Ct Lawrenceville, GA	3.0	2.0	1608	$1,850	$1.15	54d	1	0.73mi
710 Station View Run Lawrenceville, GA	3.0	2.5	2348	$2,295	$0.98	16d	1	0.83mi
434 Ashwood Dr Lawrenceville, GA	3.0	2.0	1374	$1,801	$1.31	73d	1	0.87mi
1264 Gables View Pl Lawrenceville, GA	3.0	2.5	2366	$2,196	$0.93	4d	1	0.87mi
1570 Twin Bridge Ln Lawrenceville, GA	4.0	2.5	2498	$2,550	$1.02	93d	1	0.87mi
1182 Plunkett Way Lawrenceville, GA	3.0	2.0	1392	$2,019	$1.45	12d	1	0.92mi
524 Meadowfield Ct Lawrenceville, GA	4.0	2.5	2240	$2,375	$1.06	93d	1	0.92mi
577 Woodland Park Ter Lawrenceville, GA	3.0	2.5	1940	$2,000	$1.03	67d	1	0.98mi
561 Woodland Park Ter Lawrenceville, GA	3.0	2.5	1689	$2,000	$1.18	2d	1	1.00mi
2104 Watercrest Cir Lawrenceville, GA	3.0	2.5	1796	$2,165	$1.21	30d	1	1.00mi
1264 Watercrest Cir Lawrenceville, GA	3.0	3.0	1700	$2,150	$1.26	20d	1	1.01mi
1630 Green Oak Cir Lawrenceville, GA	4.0	2.5	2602	$2,700	$1.04	43d	1	1.04mi
1175 McKendree Church Rd Lawrenceville, GA	1.0–3.0	1.0–2.0	1087	$1,915	$1.76	0d	29	1.06mi
1150 River Overlook Dr Lawrenceville, GA	4.0	2.5	2338	$3,250	$1.39	73d	1	1.11mi
1218 Raleigh Way Lawrenceville, GA	3.0	2.5	2410	$2,310	$0.96	23d	1	1.13mi
1000 Parkside Wood Ct Lawrenceville, GA	3.0	2.5	1839	$2,150	$1.17	38d	1	1.17mi
1033 Haley Woods Ln Lawrenceville, GA	4.0	2.5	1912	$2,330	$1.22	73d	1	1.21mi
1033 Haley Woods Ln Lawrenceville, GA	4.0	2.5	1912	$2,330	$1.22	41d	1	1.21mi
1012 Haley Woods Ct Lawrenceville, GA	3.0	2.5	1839	$2,200	$1.20	52d	1	1.24mi
1047 Haley Woods Ct Unit 1 Lawrenceville, GA	3.0	2.5	1839	$2,300	$1.25	38d	1	1.24mi
1023 Habersham Ln Lawrenceville, GA	3.0	2.0	1450	$1,600	$1.10	93d	1	1.25mi
599 Rivulett Ct Lawrenceville, GA	3.0	2.5	1705	$2,200	$1.29	71d	1	1.26mi
543 Rivulett Ct Lawrenceville, GA	3.0	2.0	1546	$1,750	$1.13	3d	1	1.30mi
1453 Allison Ct Lawrenceville, GA	3.0	2.0	1468	$2,100	$1.43	38d	1	1.33mi
1453 Allison Ct Lawrenceville, GA	3.0	2.0	1468	$2,100	$1.43	73d	1	1.33mi
1147 Lucan Ln Lawrenceville, GA	3.0	2.5	1962	$2,500	$1.27	36d	1	1.36mi
1000 Duluth Hwy Lawrenceville, GA	1.0–2.0	1.0–2.0	1001	$1,516	$1.51	1d	25	1.39mi

Listing history 12 events

1. 2026-06-13
   days on market $279,900 Active 46 DOM
2. 2026-06-09
   days on market $279,900 Active 42 DOM
3. 2026-06-08
   days on market $279,900 Active 41 DOM
4. 2026-06-07
   days on market $279,900 Active 40 DOM
5. 2026-06-04
   days on market $279,900 Active 37 DOM
6. 2026-06-03
   days on market $279,900 Active 36 DOM
7. 2026-06-02
   days on market $279,900 Active 35 DOM
8. 2026-06-01
   days on market $279,900 Active 34 DOM
9. 2026-05-31
   days on market $279,900 Active 33 DOM
10. 2026-05-18
    price $279,900 1498-char remark
11. 2026-05-07
    price $299,900 1498-char remark
12. 2026-04-28
    listed $315,180 Active 1498-char remark

ⓘ 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: $28,442
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − Depreciation: −$8,143
• Taxable loss: −$5,528
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $584/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 · 1 photo

Good 80/100 None rehab

This move-in-ready townhome in the Fuller Station community offers a contemporary design with a good condition score and minimal maintenance needs. Upgrades in paint, landscaping, and smart home features can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms are a key selling point for buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by adding modern conveniences and energy efficiency. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Mckendree Elementary School F GA #612/1,228 Nat'l #25,956/41,679 Middle Creekland Middle School D- GA #122/470 Nat'l #5,285/14,009 High Collins Hill High School F GA #101/424 Nat'l #10,273/17,239

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

A Composite livability gradescore 85/100

Livability — Lawrenceville

• Score: 85/100
• State rank: #3
• US rank: #473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 1,106,028 people
• City population: 276,247
• 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: 16% of renters

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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%

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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%

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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

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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