838 Burton Ridge Dr · Loganville, GA 30052

$415,000

3 bd · 3.0 ba · 2,896 sqft · SingleFamily public records · 30 Days on market

Built 1996 0.92 ac lot $143/sqft · at area comps Est $426k · at est.

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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).

• ARV discount +8.7/15.0
• Cash flow +8.0/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Ranch Living with Incredible Flexibility in Archer School District! Discover the perfect blend of space, versatility, and privacy in this beautifully designed 4-bedroom, 3-bath ranch home, ideally situated on a generous .92 acre lot in a desirable non-HOA community. This unique layout offers exceptional flexibility, featuring a fully finished basement complete with its own full kitchen and full bath-creating the ideal setup for multi-generational living, an in-law suite, or even potential rental income. It truly lives like two homes in one! The main level provides comfortable ranch-style living with well-appointed bedrooms, inviting living spaces, and seamless functionality. This home is loaded with cabinets and storage, even cabinets in the garage! Stainless appliances, backsplash in the kitchen and granite counter with a desk setup in the kitchen for work or evening homework. Enjoy the freedom of no HOA restrictions, along with ample outdoor space for entertaining, gardening, or simply relaxing in your own private retreat. Side parking pad and hookup for your RV. Located in the highly sought-after Archer School District, the home offers both convenience and opportunity in one package.

Key facts

• 0.92 acre lot
• 2 garage spots
• Built 1996

Property features AI

Exterior

• Parking: Attached garage with 2 spaces and garage door opener; Driveway with level access; RV access/parking; Open parking available; Garage faces front
• Utilities: Public water; Septic tank sewer; 220-volt electrical service; Cable available; Electricity available; Water available
• Home design: Two levels; Resale property
• Construction: Wood siding construction; Composition roof; Concrete perimeter foundation; Outbuilding on the property
• Exterior features: Patio; Deck; Front porch; Fenced backyard; Other exterior features

Interior

• Kitchen: Breakfast room; Stained cabinets; Pantry; Solid surface counters; Second kitchen; Electric oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on the main level; Three main-level bedrooms; One lower-level bedroom
• Flooring: Tile; Luxury vinyl
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One lower-level full bathroom; Master bath with double vanity and separate tub and shower
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Walk-in closet(s); Entrance foyer; One masonry fireplace; Finished basement with exterior entry, finished bath, full height and walk-out access
• Laundry & utility: Main-level laundry room; Additional laundry/utility area

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-415 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (37.5% below list).
• Recommended offer: $259k (37.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• 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: Cooper Elementary School (math 55% / reading 54%, grade C, #185 of 1,228 statewide, top 16%, 1,447 students, 50% FRL); Mcconnell Middle School (math 39% / reading 51%, grade D, #103 of 470 statewide, top 23%, 2,176 students, 51% FRL); Archer High School (math 32% / reading 33%, grade F, #104 of 424 statewide, top 25%, 3,134 students, 43% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 858 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 33% 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 $3k of loan paydown is wiped out by about $12k 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 30 days — a 2% lower offer ($409k) 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 $166k; list at $415k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $259,294 (37.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.62% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 13.3

CMA / ARV

• ARV (median comp): $426,080
• List price: $415,000
• Delta: -2.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
550 Nellie Ln	0.40mi	3/3.0	2,900 (+0%)	9mo	$425,000	$147	74
3020 Templeton Ln	0.18mi	4/2.5 (+1)	2,624 (-9%)	3mo	$457,000	$174	67
962 Cove Lake Ct	0.51mi	4/2.5 (+1)	3,224 (+11%)	2mo	$365,000	$113	48
1057 Cotton Oak Dr	0.74mi	4/3.0 (+1)	2,591 (-10%)	4mo	$400,000	$154	40
2988 Mary Alice Trl	0.37mi	4/2.5 (+1)	2,465 (-15%)	22mo	$425,000	$172	32

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: -23.5%
• Equity multiple: 0.19×
• Total profit: $-93,584
• Equity at exit: $61,878

10-year hold

• IRR: -18.2%
• Equity multiple: 0.01×
• Total profit: $-115,099
• Equity at exit: $35,882

Cash invested: $116,200 (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: 13.3×

Monthly cashflow live

• Estimated rent: $2,593 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-415

Break-even live

Break-even rent $3,118

Max offer price $341,665

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-298	+0% $-415	+5% $-533	+10% $-650
Rent	-10% $-620	-5% $-518	+0% $-415	+5% $-313	+10% $-210
Rate	-1.0pp $-206	-0.5pp $-310	base $-415	+0.5pp $-523	+1.0pp $-632

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Jubilation ST Loganville, GA	3.0–5.0	2.5–3.5	2656	$2,350	$0.88	44d	1	0.25mi
934 Bay Ridge Dr Lawrenceville, GA	3.0	2.0	2400	$2,500	$1.04	23d	1	0.52mi
630 Tribble Creek Dr Grayson, GA	4.0	2.0	2847	$2,566	$0.90	0d	1	0.94mi
3282 Hawthorn Farm Blvd Loganville, GA	4.0	3.5	2872	$2,521	$0.88	6d	1	1.49mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $415,000 Pending 30 DOM
2. 2026-06-04
   days on market $415,000 Active 28 DOM
3. 2026-06-03
   days on market $415,000 Active 27 DOM
4. 2026-06-02
   days on market $415,000 Active 26 DOM
5. 2026-06-01
   days on market $415,000 Active 25 DOM
6. 2026-05-31
   days on market $415,000 Active 24 DOM
7. 2026-05-07
   listed $415,000 Active 1218-char remark

   Show marketing remark (1218 chars)

   Spacious Ranch Living with Incredible Flexibility in Archer School District! Discover the perfect blend of space, versatility, and privacy in this beautifully designed 4-bedroom, 3-bath ranch home, ideally situated on a generous .92 acre lot in a desirable non-HOA community. This unique layout offers exceptional flexibility, featuring a fully finished basement complete with its own full kitchen and full bath-creating the ideal setup for multi-generational living, an in-law suite, or even potential rental income. It truly lives like two homes in one! The main level provides comfortable ranch-style living with well-appointed bedrooms, inviting living spaces, and seamless functionality. This home is loaded with cabinets and storage, even cabinets in the garage! Stainless appliances, backsplash in the kitchen and granite counter with a desk setup in the kitchen for work or evening homework. Enjoy the freedom of no HOA restrictions, along with ample outdoor space for entertaining, gardening, or simply relaxing in your own private retreat. Side parking pad and hookup for your RV. Located in the highly sought-after Archer School District, the home offers both convenience and opportunity in one package.

8. 2026-05-07
   listed $415,000 New 1218-char remark

   Show marketing remark (1218 chars)

   Spacious Ranch Living with Incredible Flexibility in Archer School District! Discover the perfect blend of space, versatility, and privacy in this beautifully designed 4-bedroom, 3-bath ranch home, ideally situated on a generous .92 acre lot in a desirable non-HOA community. This unique layout offers exceptional flexibility, featuring a fully finished basement complete with its own full kitchen and full bath-creating the ideal setup for multi-generational living, an in-law suite, or even potential rental income. It truly lives like two homes in one! The main level provides comfortable ranch-style living with well-appointed bedrooms, inviting living spaces, and seamless functionality. This home is loaded with cabinets and storage, even cabinets in the garage! Stainless appliances, backsplash in the kitchen and granite counter with a desk setup in the kitchen for work or evening homework. Enjoy the freedom of no HOA restrictions, along with ample outdoor space for entertaining, gardening, or simply relaxing in your own private retreat. Side parking pad and hookup for your RV. Located in the highly sought-after Archer School District, the home offers both convenience and opportunity in one package.

9. 2005-05-26
   soldstatus $165,900
10. 2005-05-26
    soldstatus $165,900
11. 2001-06-01
    soldstatus $149,500

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $3,818 · $318/mo
• Expected delta: +$2,446/yr (+$204/mo · 178.3%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,115
• − Mortgage interest: −$23,246
• − Property taxes: −$1,372
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,489
• − Management: −$2,489
• − Depreciation: −$12,073
• Taxable loss: −$12,629
• Est. tax savings @ 24.0%: +$3,031
• After-tax cash flow: $-1,951/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: 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

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 (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%

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 · 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

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

+177.6% since first listed

7 events — show timeline

• 2026-06-06 Pending — GAMLS
• 2026-06-06 Pending — FMLS
• 2026-05-07 Listed $415,000 FMLS
• 2026-05-07 Listed $415,000 GAMLS
• 2005-05-26 Sold (Public Records) $165,900 Public Records
• 2005-05-26 Sold (Public Records) $165,900 Public Records
• 2001-06-01 Sold (Public Records) $149,500 Public Records

Property tax history

-1.8%/yr

Latest (2025): $1,372 · +0.1% YoY. Source: county tax records.