86 Alameda St #122 · Loganville, GA 30052

$269,900

3 bd · 2.5 ba · 1,785 sqft · Townhouse · 44 Days on market

Built 2026 Excellent condition $144/mo HOA · 7% of rent ↓ 7% since listing

---

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
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready July! The Pinehurst floorplan in Smith Douglas Homes highly anticipated Fuller Station community-where location truly stands out. This spacious townhome offers an open-concept design with upscale finishes throughout, including a kitchen with 42" upper cabinets, a center island, tile backsplash, quartz countertops, and a sleek chrome interior package featuring stylish chrome finishes and upgraded lighting. The family room is anchored by a modern linear fireplace and enhanced with a ceiling fan and designer light fixtures, creating a warm and inviting living space. An open iron rail staircase leads to the second-floor primary suite, highlighted by a tray ceiling and a spa-like ensuite bath with double vanities, elegant chrome finishes, a beautiful garden tub, and a separate shower. Additional features include luxury vinyl plank flooring throughout the main level, laundry room, and bathrooms, 9-foot ceilings on both floors, and a private 8x12 patio perfect for outdoor enjoyment. Lawn maintenance is included through the HOA for low-maintenance living. Ideally located near shopping, dining, and parks, with convenient access to Loganville, Snellville, and Monroe, this community will also feature a pool opening next summer. Photos are representative of the floorplan and may not reflect the actual home. Seller incentives available with use of preferred lender.

Key facts

• Quartz countertops
• Open concept design
• Center island

Tags

• OPEN CONCEPT DESIGN
• KITCHEN WITH 42 UPPER CABINETS
• CENTER ISLAND
• TILE BACKSPLASH
• QUARTZ COUNTERTOPS
• MODERN LINEAR FIREPLACE

Property features AI

Finance

• Other: Located on an asphalt city street; Community planned for multiple units (community/unit counts listed)
• HOA & community: Monthly association fee of $144 covering grounds maintenance and pool; Community features include homeowners association, pool, and proximity to shopping

Exterior

• Parking: Attached garage facing front (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Two levels; New construction; Fee simple ownership
• Construction: HardiPlank-type exterior; Composition roof; Slab foundation; Built by Smith Douglas Homes
• Exterior features: Private entrance; Patio

Interior

• Kitchen: Kitchen island; Pantry; Stone countertops; Cabinets (other); Open view to family room; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: Three upper-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Disappearing attic stairs; Entrance foyer; 9 ft. ceilings on main and upper levels; Tray ceilings; Walk-in closets; Insulated windows; Electric fireplace in family room; 2+ common walls (townhome/attached), no one above or below
• Laundry & utility: Upper-level laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (21.4% below list).
• Recommended offer: $212k (21.4% below list) — sets the bar for 1% rule.

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.
• Walton County (rural): math 43% / reading 41% proficiency, ranked #31 of 174 in GA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bay Creek Elementary School (math 43% / reading 39%, grade F, #411 of 1,228 statewide, top 34%, 715 students, 63% FRL); Loganville Middle School (math 46% / reading 48%, grade D+, #89 of 470 statewide, top 20%, 1,320 students, 39% FRL); Loganville High School (math 51% / reading 47%, grade D, #33 of 424 statewide, top 8%, 1,808 students, 30% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 858 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 677 units permitted in Walton County in 2024 (17 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 $8k of value loss. Plan a longer hold.
• Walton County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $212,013 (21.4% 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 44 days. Have you received any prior offers? Is the seller open to a 21% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.79% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.31%
• DSCR: 0.76
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.14×
• Total profit: $-64,651
• Equity at exit: $40,243

10-year hold

• IRR: -20.6%
• Equity multiple: -0.09×
• Total profit: $-82,171
• Equity at exit: $23,336

Cash invested: $75,572 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,120 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$144
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-334

Break-even live

Break-even rent $2,543

Max offer price $221,524

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-241	+0% $-334	+5% $-428	+10% $-521
Rent	-10% $-502	-5% $-418	+0% $-334	+5% $-251	+10% $-167
Rate	-1.0pp $-198	-0.5pp $-266	base $-334	+0.5pp $-404	+1.0pp $-475

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Autumn Woods Dr Loganville, GA	3.0	2.0	1524	$1,650	$1.08	22d	1	0.37mi
3101 Autumn Woods Dr Loganville, GA	3.0	2.0	1524	$1,595	$1.05	24d	1	0.37mi
515 Plantation Creek Dr Loganville, GA	3.0	2.0	1810	$2,149	$1.19	26d	1	0.61mi

HOA detail

• Monthly dues: $144 · $1,728/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-13
   statusdays on market $269,900 Pending 44 DOM
2. 2026-06-09
   days on market $269,900 Active 42 DOM
3. 2026-06-08
   days on market $269,900 Active 41 DOM
4. 2026-06-07
   days on market $269,900 Active 40 DOM
5. 2026-06-04
   days on market $269,900 Active 37 DOM
6. 2026-06-03
   days on market $269,900 Active 36 DOM
7. 2026-06-02
   days on market $269,900 Active 35 DOM
8. 2026-06-01
   days on market $269,900 Active 34 DOM
9. 2026-05-31
   days on market $269,900 Active 33 DOM
10. 2026-05-18
    price $269,900 1393-char remark

    Show marketing remark (1393 chars)

    Move-In Ready July! The Pinehurst floorplan in Smith Douglas Homes highly anticipated Fuller Station community-where location truly stands out. This spacious townhome offers an open-concept design with upscale finishes throughout, including a kitchen with 42" upper cabinets, a center island, tile backsplash, quartz countertops, and a sleek chrome interior package featuring stylish chrome finishes and upgraded lighting. The family room is anchored by a modern linear fireplace and enhanced with a ceiling fan and designer light fixtures, creating a warm and inviting living space. An open iron rail staircase leads to the second-floor primary suite, highlighted by a tray ceiling and a spa-like ensuite bath with double vanities, elegant chrome finishes, a beautiful garden tub, and a separate shower. Additional features include luxury vinyl plank flooring throughout the main level, laundry room, and bathrooms, 9-foot ceilings on both floors, and a private 8x12 patio perfect for outdoor enjoyment. Lawn maintenance is included through the HOA for low-maintenance living. Ideally located near shopping, dining, and parks, with convenient access to Loganville, Snellville, and Monroe, this community will also feature a pool opening next summer. Photos are representative of the floorplan and may not reflect the actual home. Seller incentives available with use of preferred lender.

11. 2026-05-18
    price $269,900 1400-char remark

    Show marketing remark (1393 chars)

    Move-In Ready July! The Pinehurst floorplan in Smith Douglas Homes highly anticipated Fuller Station community-where location truly stands out. This spacious townhome offers an open-concept design with upscale finishes throughout, including a kitchen with 42" upper cabinets, a center island, tile backsplash, quartz countertops, and a sleek chrome interior package featuring stylish chrome finishes and upgraded lighting. The family room is anchored by a modern linear fireplace and enhanced with a ceiling fan and designer light fixtures, creating a warm and inviting living space. An open iron rail staircase leads to the second-floor primary suite, highlighted by a tray ceiling and a spa-like ensuite bath with double vanities, elegant chrome finishes, a beautiful garden tub, and a separate shower. Additional features include luxury vinyl plank flooring throughout the main level, laundry room, and bathrooms, 9-foot ceilings on both floors, and a private 8x12 patio perfect for outdoor enjoyment. Lawn maintenance is included through the HOA for low-maintenance living. Ideally located near shopping, dining, and parks, with convenient access to Loganville, Snellville, and Monroe, this community will also feature a pool opening next summer. Photos are representative of the floorplan and may not reflect the actual home. Seller incentives available with use of preferred lender.

12. 2026-05-07
    price $289,900 1400-char remark

    Show marketing remark (1393 chars)

    Move-In Ready July! The Pinehurst floorplan in Smith Douglas Homes highly anticipated Fuller Station community-where location truly stands out. This spacious townhome offers an open-concept design with upscale finishes throughout, including a kitchen with 42" upper cabinets, a center island, tile backsplash, quartz countertops, and a sleek chrome interior package featuring stylish chrome finishes and upgraded lighting. The family room is anchored by a modern linear fireplace and enhanced with a ceiling fan and designer light fixtures, creating a warm and inviting living space. An open iron rail staircase leads to the second-floor primary suite, highlighted by a tray ceiling and a spa-like ensuite bath with double vanities, elegant chrome finishes, a beautiful garden tub, and a separate shower. Additional features include luxury vinyl plank flooring throughout the main level, laundry room, and bathrooms, 9-foot ceilings on both floors, and a private 8x12 patio perfect for outdoor enjoyment. Lawn maintenance is included through the HOA for low-maintenance living. Ideally located near shopping, dining, and parks, with convenient access to Loganville, Snellville, and Monroe, this community will also feature a pool opening next summer. Photos are representative of the floorplan and may not reflect the actual home. Seller incentives available with use of preferred lender.

13. 2026-05-07
    price $289,900 1393-char remark

    Show marketing remark (1393 chars)

    Move-In Ready July! The Pinehurst floorplan in Smith Douglas Homes highly anticipated Fuller Station community-where location truly stands out. This spacious townhome offers an open-concept design with upscale finishes throughout, including a kitchen with 42" upper cabinets, a center island, tile backsplash, quartz countertops, and a sleek chrome interior package featuring stylish chrome finishes and upgraded lighting. The family room is anchored by a modern linear fireplace and enhanced with a ceiling fan and designer light fixtures, creating a warm and inviting living space. An open iron rail staircase leads to the second-floor primary suite, highlighted by a tray ceiling and a spa-like ensuite bath with double vanities, elegant chrome finishes, a beautiful garden tub, and a separate shower. Additional features include luxury vinyl plank flooring throughout the main level, laundry room, and bathrooms, 9-foot ceilings on both floors, and a private 8x12 patio perfect for outdoor enjoyment. Lawn maintenance is included through the HOA for low-maintenance living. Ideally located near shopping, dining, and parks, with convenient access to Loganville, Snellville, and Monroe, this community will also feature a pool opening next summer. Photos are representative of the floorplan and may not reflect the actual home. Seller incentives available with use of preferred lender.

14. 2026-04-28
    listed $291,470 New 1393-char remark

    Show marketing remark (1393 chars)

    Move-In Ready July! The Pinehurst floorplan in Smith Douglas Homes highly anticipated Fuller Station community-where location truly stands out. This spacious townhome offers an open-concept design with upscale finishes throughout, including a kitchen with 42" upper cabinets, a center island, tile backsplash, quartz countertops, and a sleek chrome interior package featuring stylish chrome finishes and upgraded lighting. The family room is anchored by a modern linear fireplace and enhanced with a ceiling fan and designer light fixtures, creating a warm and inviting living space. An open iron rail staircase leads to the second-floor primary suite, highlighted by a tray ceiling and a spa-like ensuite bath with double vanities, elegant chrome finishes, a beautiful garden tub, and a separate shower. Additional features include luxury vinyl plank flooring throughout the main level, laundry room, and bathrooms, 9-foot ceilings on both floors, and a private 8x12 patio perfect for outdoor enjoyment. Lawn maintenance is included through the HOA for low-maintenance living. Ideally located near shopping, dining, and parks, with convenient access to Loganville, Snellville, and Monroe, this community will also feature a pool opening next summer. Photos are representative of the floorplan and may not reflect the actual home. Seller incentives available with use of preferred lender.

15. 2026-04-28
    listed $291,470 Active 1400-char remark

    Show marketing remark (1393 chars)

    Move-In Ready July! The Pinehurst floorplan in Smith Douglas Homes highly anticipated Fuller Station community-where location truly stands out. This spacious townhome offers an open-concept design with upscale finishes throughout, including a kitchen with 42" upper cabinets, a center island, tile backsplash, quartz countertops, and a sleek chrome interior package featuring stylish chrome finishes and upgraded lighting. The family room is anchored by a modern linear fireplace and enhanced with a ceiling fan and designer light fixtures, creating a warm and inviting living space. An open iron rail staircase leads to the second-floor primary suite, highlighted by a tray ceiling and a spa-like ensuite bath with double vanities, elegant chrome finishes, a beautiful garden tub, and a separate shower. Additional features include luxury vinyl plank flooring throughout the main level, laundry room, and bathrooms, 9-foot ceilings on both floors, and a private 8x12 patio perfect for outdoor enjoyment. Lawn maintenance is included through the HOA for low-maintenance living. Ideally located near shopping, dining, and parks, with convenient access to Loganville, Snellville, and Monroe, this community will also feature a pool opening next summer. Photos are representative of the floorplan and may not reflect the actual home. Seller incentives available with use of preferred lender.

ⓘ 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: $25,442
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − HOA: −$1,728
• − Depreciation: −$7,852
• Taxable loss: −$8,725
• Est. tax savings @ 24.0%: +$2,094
• After-tax cash flow: $-1,918/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

Excellent 95/100 None rehab

This move-in ready townhome in the Fuller Station community is in excellent condition with modern finishes and a spacious layout, ideal for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Interior paint touch-ups — Maintains a fresh and inviting appearance for potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting appearance for potential buyers/renters. ↑

ⓘ 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: Walton County
• NCES district ID: 1305390
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $53,716
• Composite: 36.52/100
• National rank: #4643
• State rank: #31 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 (Walton County) Hauer SSP2

• Today (2025): 98,098 people
• By 2030: 102,496 · +4.5%
• By 2040: 110,318 · +12.5%
• By 2050: 115,848 · +18.1%
• By 2075: 125,830 · +28.3%
• By 2100: 123,852 · +26.3%

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 · Walton

• 2024 margin: Solid R (+45.9) · D 26.7% · R 72.6%
• 2008→2024 swing: +6.2pp toward D · 2008: -52.1pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+49.2 2016: R+56.4 2012: R+55.6 2008: R+52.1

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

-7.4% since first listed

8 events — show timeline

• 2026-06-15 Pending — GAMLS
• 2026-06-11 Pending — FMLS
• 2026-05-18 Price Changed $269,900 GAMLS
• 2026-05-18 Price Changed $269,900 FMLS
• 2026-05-07 Price Changed $289,900 FMLS
• 2026-05-07 Price Changed $289,900 GAMLS
• 2026-04-28 Listed $291,470 FMLS
• 2026-04-28 Listed $291,470 GAMLS