The Sonoma Plan · Loganville, GA 30052

$249,990

3 bd · 2.5 ba · 1,786 sqft · SingleFamily · 581 Days on market

Good condition ↓ 17% since listing

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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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Sonoma is the perfect example of low maintenance living with a modern exterior for great curb appeal. This home lives larger with the open concept floorplan features a center-island kitchen and combined family-dining space with two options for a fireplace. Ample storage is available on the first floor with a pantry, storage closet and coat closet near the powder room. Upstairs, a loft can be used for a workstation, exercise equipment, reading nook or playroom to suit your needs. At the back of the home is an owner's suite complete with a large walk-in closet, bathroom featuring a water closet and linen closet. Located conveniently upstairs is a walk-in laundry room, a full bathroom, and two additional bedrooms at the front of the home.

Key facts

• Large walk-in closet
• Owner's suite
• Ample storage

Tags

• OPEN CONCEPT FLOORPLAN
• CENTER-ISLAND KITCHEN
• AMPLE STORAGE
• WALK-IN LAUNDRY ROOM
• OWNER'S SUITE
• LARGE WALK-IN CLOSET

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $315,295.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (7.5% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.0% vs local median 4.0% in Loganville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Loganville Elementary School (math 59% / reading 51%, grade C, #178 of 1,228 statewide, top 15%, 1,033 students, 38% 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).
• Market conditions: Rents rising (+3.1%/yr); 1263 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 50d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 581 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,991 (12.0% 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 581 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.78%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $315,295
• List price: $249,990
• Delta: -20.71%
• 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
948 Village View Cir	0.05mi	3/2.0	1,698 (-5%)	2mo	$312,000	$184	86
954 Village View Cir	0.07mi	3/2.0	1,683 (-6%)	5mo	$340,000	$202	81
964 Village View Cir	0.14mi	3/2.0	1,682 (-6%)	12mo	$315,000	$187	71
420 Towler Ct	0.48mi	3/2.0	1,667 (-7%)	2mo	$310,000	$186	62
936 Village View Cir	0.10mi	2/2.0 (-1)	1,605 (-10%)	12mo	$317,000	$198	61
406 Farm St	0.41mi	4/2.0 (+1)	1,884 (+6%)	6mo	$335,000	$178	60
815 Village Pl	0.19mi	3/2.0	1,563 (-12%)	11mo	$330,000	$211	59
906 Milton Cir	0.65mi	3/2.5	1,640 (-8%)	4mo	$318,500	$194	53
169 Holly Ct	0.53mi	3/2.5	1,574 (-12%)	8mo	$275,000	$175	49
2241 Baker Carter Dr	0.74mi	3/2.5	1,620 (-9%)	6mo	$315,000	$194	45
2335 Huntington Dr	0.47mi	3/2.0	1,545 (-14%)	10mo	$333,000	$216	45
1207 Saint James Pl	0.65mi	3/2.5	1,600 (-10%)	13mo	$309,990	$194	42

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-73,189
• Equity at exit: $47,012

10-year hold

• IRR: -19.3%
• Equity multiple: -0.03×
• Total profit: $-91,298
• Equity at exit: $27,261

Cash invested: $88,283 (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: 15 active · 14 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $329,900 ($200/sqft)
• Median days on market: 52 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -11.9% vs 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: 1263
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$1,653
• Tax est. 1.5%: −$394 /mo · $4,729/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-352

Break-even live

Break-even rent $2,758

Max offer price $264,377

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-243	+0% $-352	+5% $-461	+10% $-570
Rent	-10% $-535	-5% $-443	+0% $-352	+5% $-261	+10% $-169
Rate	-1.0pp $-193	-0.5pp $-272	base $-352	+0.5pp $-434	+1.0pp $-517

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: $78,824
• Closing costs: $9,459
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Alexander Xing Loganville, GA	2.0–3.0	2.0–2.5	1381	$2,150	$1.56	3d	7	0.07mi
210 Buck Run Loganville, GA	3.0	2.0	1860	$2,499	$1.34	19d	1	0.29mi
2245 Huntington Dr Loganville, GA	4.0	2.5	1920	$2,295	$1.20	7d	1	0.35mi
2290 Huntington Dr Loganville, GA	4.0	3.0	2132	$2,245	$1.05	58d	1	0.40mi
152 Fair St Loganville, GA	3.0	3.0	1982	$2,450	$1.24	19d	1	0.51mi
181 Holly Ct Loganville, GA	4.0	2.0	1878	$1,800	$0.96	10d	1	0.54mi
200 Towler Dr Loganville, GA	4.0	2.0	1823	$2,099	$1.15	55d	1	0.73mi
160 Cown Dr Loganville, GA	3.0	2.0	1404	$1,650	$1.18	120d	1	0.76mi
2239 Baker Carter Dr Loganville, GA	4.0	2.5	2157	$2,595	$1.20	94d	1	0.77mi
806 Board Walk Ct Loganville, GA	3.0	2.5	1840	$2,089	$1.14	6d	1	0.85mi
249 Meadows Dr Loganville, GA	2.0–3.0	2.0	1287	$1,800	$1.40	10d	1	0.88mi
2217 Baker Carter Dr Loganville, GA	3.0	2.5	1620	$1,870	$1.15	139d	1	0.89mi
560 Lee Byrd Rd Unit B Loganville, GA	4.0	1.0	1550	$1,680	$1.08	10d	1	0.90mi
560 Lee Byrd Rd Loganville, GA	3.0	1.0	1550	$1,780	$1.15	50d	1	0.90mi
560 Lee Byrd Rd Loganville, GA	4.0	2.0	1845	$2,130	$1.15	56d	1	0.90mi
810 Tucker Trl Loganville, GA	4.0	3.0	2513	$2,235	$0.89	88d	1	0.90mi
127 Perry St Loganville, GA	4.0	3.0	1616	$2,350	$1.45	50d	1	0.93mi
4371 Fiddlers Bnd Loganville, GA	3.0	2.0	1569	$1,890	$1.20	41d	1	0.95mi
768 Wilkes Dr Loganville, GA	3.0	2.0	1714	$2,175	$1.27	76d	1	1.02mi
773 Wilkes Dr Loganville, GA	3.0	2.0	1476	$1,500	$1.02	38d	1	1.02mi
1169 Granite Ln Loganville, GA	3.0	2.0	1430	$1,790	$1.25	79d	1	1.07mi
413 Bob Wood Dr Loganville, GA	3.0	2.0	1346	$1,730	$1.29	5d	1	1.15mi
413 Bob Wood Dr Loganville, GA	3.0	2.0	1346	$1,891	$1.40	45d	1	1.15mi
1149 Granite Ln Loganville, GA	3.0	2.0	1450	$1,750	$1.21	6d	1	1.16mi
730 Wilkes Dr Loganville, GA	3.0	2.0	1665	$1,100	$0.66	24d	1	1.17mi
205 Towler Shoals Dr Loganville, GA	3.0	2.0	1734	$2,230	$1.29	107d	1	1.19mi
112 Chase Landing Dr Unit Gentry Loganville, GA	3.0	2.5	1830	$2,699	$1.47	2d	1	1.21mi
1141 Point Place Dr Loganville, GA	3.0	2.5	2214	$2,400	$1.08	0d	1	1.23mi
1121 Point Place Dr Loganville, GA	3.0	2.5	2214	$2,300	$1.04	62d	1	1.24mi
1121 Point Place Dr Loganville, GA	3.0	3.0	2214	$2,300	$1.04	35d	1	1.24mi
156 Chase Landing Dr Unit Martin Loganville, GA	4.0	2.5	2335	$2,586	$1.11	2d	1	1.25mi
1020 Point Place Dr Loganville, GA	3.0	2.5	2301	$2,350	$1.02	112d	1	1.27mi
301 Victory Gallup Ln Loganville, GA	3.0–4.0	2.5	2082	$2,445	$1.17	0d	4	1.27mi
731 Point Place Dr Loganville, GA	3.0	2.5	2230	$2,350	$1.05	65d	1	1.27mi
731 Point Place Dr Loganville, GA	3.0	2.5	2301	$2,290	$1.00	50d	1	1.27mi
741 Point Place Dr Loganville, GA	3.0	2.5	2301	$2,350	$1.02	139d	1	1.27mi
410 Point Place Dr Loganville, GA	3.0	2.5	2234	$2,400	$1.07	120d	1	1.27mi
840 Point Place Dr Loganville, GA	3.0	2.5	2214	$2,300	$1.04	114d	1	1.29mi
660 Point Place Dr Loganville, GA	3.0	2.5	2234	$2,600	$1.16	85d	1	1.30mi
4140 Fox Chase Dr Loganville, GA	3.0	2.0	1356	$1,991	$1.47	39d	1	1.31mi

Listing history 50 events

1. 2026-09-23
   days on market $249,990 Active 581 DOM
2. 2026-09-22
   days on market $249,990 Active 580 DOM
3. 2026-09-21
   days on market $249,990 Active 579 DOM
4. 2026-09-20
   days on market $249,990 Active 578 DOM
5. 2026-09-19
   days on market $249,990 Active 577 DOM
6. 2026-09-18
   days on market $249,990 Active 576 DOM
7. 2026-09-17
   days on market $249,990 Active 575 DOM
8. 2026-09-16
   days on market $249,990 Active 574 DOM
9. 2026-09-15
   days on market $249,990 Active 573 DOM
10. 2026-09-14
    days on market $249,990 Active 572 DOM
11. 2026-09-13
    days on market $249,990 Active 571 DOM
12. 2026-09-12
    days on market $249,990 Active 570 DOM
13. 2026-09-11
    days on market $249,990 Active 569 DOM
14. 2026-09-05
    days on market $249,990 Active 563 DOM
15. 2026-09-04
    days on market $249,990 Active 562 DOM
16. 2026-09-03
    pricedays on market $249,990 Active 561 DOM
17. 2026-08-31
    days on market $247,990 Active 558 DOM
18. 2026-08-29
    days on market $247,990 Active 556 DOM
19. 2026-08-28
    days on market $247,990 Active 555 DOM
20. 2026-08-27
    days on market $247,990 Active 554 DOM
21. 2026-08-25
    price $247,990 Active 552 DOM
22. 2026-08-25
    days on market $245,990 Active 552 DOM
23. 2026-08-24
    days on market $245,990 Active 551 DOM
24. 2026-08-23
    days on market $245,990 Active 550 DOM
25. 2026-08-22
    days on market $245,990 Active 549 DOM
26. 2026-08-21
    days on market $245,990 Active 548 DOM
27. 2026-08-20
    days on market $245,990 Active 547 DOM
28. 2026-08-19
    days on market $245,990 Active 546 DOM
29. 2026-08-18
    days on market $245,990 Active 545 DOM
30. 2026-08-17
    days on market $245,990 Active 544 DOM
31. 2026-08-16
    days on market $245,990 Active 543 DOM
32. 2026-08-15
    days on market $245,990 Active 542 DOM
33. 2026-08-14
    days on market $245,990 Active 541 DOM
34. 2026-08-13
    days on market $245,990 Active 540 DOM
35. 2026-08-12
    days on market $245,990 Active 539 DOM
36. 2026-08-11
    days on market $245,990 Active 538 DOM
37. 2026-08-10
    price $245,990 Active 537 DOM
38. 2026-08-10
    days on market $244,900 Active 537 DOM
39. 2026-08-09
    days on market $244,900 Active 536 DOM
40. 2026-08-08
    days on market $244,900 Active 535 DOM
41. 2026-08-06
    days on market $244,900 Active 533 DOM
42. 2026-08-05
    days on market $244,900 Active 532 DOM
43. 2026-08-04
    days on market $244,900 Active 531 DOM
44. 2026-08-03
    days on market $244,900 Active 530 DOM
45. 2026-07-31
    days on market $244,900 Active 527 DOM
46. 2026-07-30
    days on market $244,900 Active 526 DOM
47. 2026-07-30
    days on market $244,900 Active 525 DOM
48. 2026-07-28
    days on market $244,900 Active 524 DOM
49. 2026-07-26
    days on market $244,900 Active 522 DOM
50. 2026-07-24
    days on market $244,900 Active 520 DOM

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,753
• − Mortgage interest: −$17,661
• − Property taxes: −$4,729
• − Insurance: −$1,576
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$9,172
• Taxable loss: −$9,827
• Est. tax savings @ 24.0%: +$2,359
• After-tax cash flow: $-1,864/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 · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $8,930–$26,790 screening

The home is in good condition with a good exterior and interior. It has a good curb appeal and is move-in ready. Some updates such as painting, flooring, and smart home features can further increase its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and marketability. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Bay Creek Elementary School F GA #411/1,228 Nat'l #19,009/41,679 Middle Loganville Middle School D+ GA #89/470 Nat'l #4,159/14,009 High Loganville High School D GA #33/424 Nat'l #6,078/17,239

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

B Composite livability gradescore 74/100

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 · 98,098 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: 16% of renters

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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%

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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 · 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

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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

Price history

-17.0% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $244,900 Zillow
• 2026-03-25 Price Changed $264,900 Zillow
• 2026-01-23 Price Changed $279,900 Zillow
• 2025-02-19 Listed $294,900 Zillow