420 Towler Ct · Loganville, GA 30052

$328,000

3 bd · 2.0 ba · 1,667 sqft · SingleFamily public records · 31 Days on market

Built 1996 0.39 ac lot $197/sqft · 7% below area Est $353k · 7% 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).

• Cash flow +10.7/30.0
• ARV discount +10.7/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see 420 Towler Court in the highly sought after Towler Shoals II subdivision of Loganville, Georgia! This well maintained 3 bedroom, 2 full bathroom ranch sits on a generous 0.39 acre lot and offers 1,667 square feet of easy single level living. Smoke free and pet free, this home is truly move in ready and priced at an outstanding value of just $196 per square foot. The open floor plan flows beautifully from the family room through the dining area and into the kitchen, making it a great space for everyday living and weekend entertaining. The kitchen is outfitted with white cabinetry, laminate countertops, a pantry, a breakfast room and a casual eat in dining area. There is also a dishwasher, electric cooktop and a great view right into the family room so you can keep an eye on everything going on. The family room is warm and welcoming with a gas log fireplace that is perfect for cool Georgia evenings. The layout is well thought out and the home has been lovingly cared for from top to bottom. The primary suite includes a private bath with a soaking tub and a separate tub and shower combo. The two additional bedrooms are generously sized and work well for kids, guests or a home office. Laundry is conveniently located in the hall. Out back you will find a patio that is great for grilling and relaxing, plus a storage shed for all your lawn equipment and extras. The attached two car garage gives you covered parking and bonus storage space with a total of four parking spots available on the property. Families will love the Walton County school district with zoning for Bay Creek Elementary, Loganville Middle School and Loganville High School, all with bus service available. The location is fantastic with quick access to Interstate 85, shopping, restaurants and everything the Loganville area has to offer. This home also features central air and heat, natural gas availability, a gas water heater, a composition shingle roof, slab foundation and an asphalt road out front for easy access. This is a solid, clean, well kept home in a great community. Do not wait on this one. Call today to schedule your private showing!

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 1996

Property features AI

Exterior

• Parking: 2-car garage; Total parking for 4 vehicles
• Utilities: Public water; Septic tank; 110 volt electric; Natural gas available
• Home design: One-level home; Resale property; Slab foundation
• Construction: Wood siding; Shingle / composition roof
• Exterior features: Patio; Storage; Shed(s)

Interior

• Kitchen: White cabinets; Breakfast room / eat-in kitchen; Laminate counters; Pantry; View to family room; Dishwasher; Electric cooktop
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms on the main level; Master bathroom with separate tub and shower and a soaking tub
• Heating & cooling: Central heating; Central air
• Interior features: One fireplace with gas logs in the family room; Walk-in closet(s); No common walls
• Laundry & utility: Laundry in hall; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $328k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (30.5% below list).
• Recommended offer: $228k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• 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; 15 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 $10k 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 31 days — a 3% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 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 $104k; list at $328k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,067 (30.5% 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 31 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 12.0

CMA / ARV

• ARV (median comp): $353,474
• List price: $328,000
• Delta: -7.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Milton Cir	0.33mi	3/2.5	1,640 (-2%)	1mo	$318,500	$194	79
954 Village View Cir	0.42mi	3/2.0	1,683 (+1%)	2mo	$340,000	$202	77
2241 Baker Carter Dr	0.30mi	3/2.5	1,620 (-3%)	3mo	$315,000	$194	77
2221 Baker Carter Dr	0.54mi	3/2.0	1,656 (-1%)	5mo	$315,000	$190	69
2335 Huntington Dr	0.29mi	3/2.0	1,545 (-7%)	7mo	$333,000	$216	69
2500 Huntington Dr	0.37mi	4/2.0 (+1)	1,772 (+6%)	2mo	$236,000	$133	66
815 Village Pl	0.38mi	3/2.0	1,563 (-6%)	8mo	$330,000	$211	65
936 Village View Cir	0.48mi	2/2.0 (-1)	1,605 (-4%)	9mo	$317,000	$198	59
159 Towler Shoals Dr	0.44mi	3/2.0	1,521 (-9%)	8mo	$300,000	$197	58
169 Holly Ct	0.66mi	3/2.5	1,574 (-6%)	5mo	$275,000	$175	54
190 Towler Shoals Dr	0.66mi	3/2.0	1,521 (-9%)	1mo	$324,500	$213	53
406 Farm St	0.51mi	4/2.0 (+1)	1,884 (+13%)	3mo	$335,000	$178	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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-62,817
• Equity at exit: $48,906

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-66,803
• Equity at exit: $28,359

Cash invested: $91,840 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$1,720
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-154

Break-even live

Break-even rent $2,475

Max offer price $300,859

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-61	+0% $-154	+5% $-246	+10% $-339
Rent	-10% $-334	-5% $-244	+0% $-154	+5% $-64	+10% $27
Rate	-1.0pp $12	-0.5pp $-70	base $-154	+0.5pp $-239	+1.0pp $-325

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: $82,000
• Closing costs: $9,840
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2239 Baker Carter Dr Loganville, GA	4.0	2.5	2157	$2,595	$1.20	0d	1	0.30mi
100 Alexander Xing Loganville, GA	2.0–3.0	2.0–2.5	1381	$1,895	$1.37	0d	13	0.54mi
2217 Baker Carter Dr Loganville, GA	3.0	2.5	1620	$1,870	$1.15	45d	1	0.56mi
181 Holly Ct Loganville, GA	4.0	2.0	1878	$2,005	$1.07	7d	1	0.62mi
160 Cown Dr Loganville, GA	3.0	2.0	1404	$1,650	$1.18	26d	1	0.71mi
205 Towler Shoals Dr Loganville, GA	3.0	2.0	1734	$2,230	$1.29	13d	1	0.72mi
410 Point Place Dr Loganville, GA	3.0	2.5	2234	$2,400	$1.07	26d	1	0.94mi
127 Perry St Loganville, GA	4.0	3.0	1616	$2,450	$1.52	24d	1	0.94mi
249 Meadows Dr Loganville, GA	1.0–3.0	1.0–2.0	1074	$1,895	$1.76	45d	1	0.97mi
840 Point Place Dr Loganville, GA	3.0	2.5	2214	$2,300	$1.04	20d	1	1.00mi
313 Bruce St Loganville, GA	3.0	1.0	1075	$1,673	$1.56	26d	1	1.03mi
413 Bob Wood Dr Loganville, GA	3.0	2.0	1346	$2,123	$1.58	26d	1	1.16mi
1169 Granite Ln Loganville, GA	3.0	2.0	1430	$2,025	$1.42	3d	1	1.27mi
252 Tara Commons Dr Loganville, GA	3.0	2.5	2129	$1,895	$0.89	13d	1	1.39mi
333 Tara Commons Cir Loganville, GA	3.0	2.5	2049	$1,949	$0.95	45d	1	1.39mi

Listing history 14 events

1. 2026-06-15
   status $328,000 Pending 31 DOM
2. 2026-06-13
   days on market $328,000 Active 31 DOM
3. 2026-06-13
   days on market $328,000 Active 30 DOM
4. 2026-06-09
   days on market $328,000 Active 27 DOM
5. 2026-06-08
   days on market $328,000 Active 26 DOM
6. 2026-06-07
   days on market $328,000 Active 25 DOM
7. 2026-06-04
   days on market $328,000 Active 22 DOM
8. 2026-06-03
   days on market $328,000 Active 21 DOM
9. 2026-06-02
   days on market $328,000 Active 20 DOM
10. 2026-06-01
    days on market $328,000 Active 19 DOM
11. 2026-05-31
    days on market $328,000 Active 18 DOM
12. 2026-05-07
    listed $328,000 Active 2162-char remark

    Show marketing remark (2147 chars)

    Come see 420 Towler Court in the highly sought after Towler Shoals II subdivision of Loganville, Georgia! This well maintained 3 bedroom, 2 full bathroom ranch sits on a generous 0.39 acre lot and offers 1,667 square feet of easy single level living. Smoke free and pet free, this home is truly move in ready and priced at an outstanding value of just $196 per square foot. The open floor plan flows beautifully from the family room through the dining area and into the kitchen, making it a great space for everyday living and weekend entertaining. The kitchen is outfitted with white cabinetry, laminate countertops, a pantry, a breakfast room and a casual eat in dining area. There is also a dishwasher, electric cooktop and a great view right into the family room so you can keep an eye on everything going on. The family room is warm and welcoming with a gas log fireplace that is perfect for cool Georgia evenings. The layout is well thought out and the home has been lovingly cared for from top to bottom. The primary suite includes a private bath with a soaking tub and a separate tub and shower combo. The two additional bedrooms are generously sized and work well for kids, guests or a home office. Laundry is conveniently located in the hall. Out back you will find a patio that is great for grilling and relaxing, plus a storage shed for all your lawn equipment and extras. The attached two car garage gives you covered parking and bonus storage space with a total of four parking spots available on the property. Families will love the Walton County school district with zoning for Bay Creek Elementary, Loganville Middle School and Loganville High School, all with bus service available. The location is fantastic with quick access to Interstate 85, shopping, restaurants and everything the Loganville area has to offer. This home also features central air and heat, natural gas availability, a gas water heater, a composition shingle roof, slab foundation and an asphalt road out front for easy access. This is a solid, clean, well kept home in a great community. Do not wait on this one. Call today to schedule your private showing!

13. 2026-05-07
    listed $328,000 New 2147-char remark

    Show marketing remark (2147 chars)

    Come see 420 Towler Court in the highly sought after Towler Shoals II subdivision of Loganville, Georgia! This well maintained 3 bedroom, 2 full bathroom ranch sits on a generous 0.39 acre lot and offers 1,667 square feet of easy single level living. Smoke free and pet free, this home is truly move in ready and priced at an outstanding value of just $196 per square foot. The open floor plan flows beautifully from the family room through the dining area and into the kitchen, making it a great space for everyday living and weekend entertaining. The kitchen is outfitted with white cabinetry, laminate countertops, a pantry, a breakfast room and a casual eat in dining area. There is also a dishwasher, electric cooktop and a great view right into the family room so you can keep an eye on everything going on. The family room is warm and welcoming with a gas log fireplace that is perfect for cool Georgia evenings. The layout is well thought out and the home has been lovingly cared for from top to bottom. The primary suite includes a private bath with a soaking tub and a separate tub and shower combo. The two additional bedrooms are generously sized and work well for kids, guests or a home office. Laundry is conveniently located in the hall. Out back you will find a patio that is great for grilling and relaxing, plus a storage shed for all your lawn equipment and extras. The attached two car garage gives you covered parking and bonus storage space with a total of four parking spots available on the property. Families will love the Walton County school district with zoning for Bay Creek Elementary, Loganville Middle School and Loganville High School, all with bus service available. The location is fantastic with quick access to Interstate 85, shopping, restaurants and everything the Loganville area has to offer. This home also features central air and heat, natural gas availability, a gas water heater, a composition shingle roof, slab foundation and an asphalt road out front for easy access. This is a solid, clean, well kept home in a great community. Do not wait on this one. Call today to schedule your private showing!

14. 1996-09-05
    soldstatus $103,900

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $3,018 · $251/mo
• Expected delta: +$1,834/yr (+$153/mo · 154.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $27,368
• − Mortgage interest: −$18,373
• − Property taxes: −$1,184
• − Insurance: −$1,640
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$9,542
• Taxable loss: −$7,749
• Est. tax savings @ 24.0%: +$1,860
• After-tax cash flow: $16/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: 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

• 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 (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

+215.7% since first listed

5 events — show timeline

• 2026-06-14 Pending — GAMLS
• 2026-06-14 Pending — FMLS
• 2026-05-07 Listed $328,000 FMLS
• 2026-05-07 Listed $328,000 GAMLS
• 1996-09-05 Sold (Public Records) $103,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,184 · +1.4% YoY. Source: county tax records.