86 Alameda St #122

Loganville, GA 30052

$269,900F

3 bd · 2.5 ba · 1,785 sqft · Built 2026 · Townhouse · Pending · 44 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,120/mo
• Mortgage (P&I): −$1,415
• Tax + insurance: −$450
• HOA: −$144
• Vac / Maint / Mgmt: −$445
• Net cashflow: $-334/mo
• Annual: $-4,012/yr
• Cap rate: 4.81%
• Cash-on-cash: -5.31%
• DSCR: 0.76
• 1% rule: 0.79%
• Cash to close: $75,572

Investor read

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated excellent.
• 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).
• It's been on market 44 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $212k (21.4% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Walton County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.