5457 Highway 81 · Loganville, GA 30052

$335,000

4 bd · 2.5 ba · 1,718 sqft · SingleFamily public records · 77 Days on market

Built 1994 1.18 ac lot $195/sqft · at area comps Est $350k · at est.

---

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 +13.5/30.0
• ARV discount +9.5/15.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on 1.18 acres, this Loganville home offers the perfect blend of space, comfort, and potential to create your personal retreat. From the inviting front porch - ideal spot to start your day - to the fireside family room and welcoming dining area, this home provides plenty of room to live, grow, and entertain. The updated kitchen is a true centerpiece, featuring granite countertops and stainless steel appliances, making everyday living a breeze. Upstairs, the bright master suite boasts a walk-in closet, dual vanities, a soaking tub, and a separate shower, while three spacious secondary bedrooms and guest bath provide flexibility. Evenings are for relaxing on the back patio which overlooks the fenced yard and offers endless possibilities for outdoor enjoyment. If you're looking for room to spread out, functionality, and the charm of countryside living with easy access to everyday conveniences, this property is ready to welcome you home.

Key facts

• Dual vanities
• Walk-in closet
• Front porch

Tags

• FRONT PORCH
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $10 ($125/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (18.6% below list).
• Recommended offer: $273k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 4 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).
• This rent runs 35% 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 $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 77 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago 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 $115k; list at $335k implies a 191% gain — meaningful room to come down on a strong offer.

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 $272,796 (18.6% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.81% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (median comp): $350,377
• List price: $335,000
• Delta: -4.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5632 Highway 81	0.50mi	3/2.0 (-1)	1,686 (-2%)	8mo	$350,000	$208	60
5455 Forest Falls Dr	0.18mi	3/2.0 (-1)	1,607 (-6%)	23mo	$330,000	$205	55
1607 Windward Ct	0.64mi	3/2.0 (-1)	1,677 (-2%)	6mo	$315,000	$188	54
3142 Watson Mill Dr	0.43mi	3/2.5 (-1)	1,896 (+10%)	22mo	$345,000	$182	40

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-53,356
• Equity at exit: $49,950

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-44,511
• Equity at exit: $28,965

Cash invested: $93,800 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,728 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$248 /mo · $2,980/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $10

Break-even live

Break-even rent $2,715

Max offer price $335,000

Occupancy floor 95%

Sensitivity live

Price	-10% $200	-5% $105	+0% $10	+5% $-84	+10% $-179
Rent	-10% $-205	-5% $-97	+0% $10	+5% $118	+10% $226
Rate	-1.0pp $179	-0.5pp $96	base $10	+0.5pp $-76	+1.0pp $-165

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 Dogwood Ln Loganville, GA	4.0	2.5	1916	$2,500	$1.30	0d	1	0.30mi
760 Franklin Mill Trce Loganville, GA	3.0	2.0	1849	$2,350	$1.27	26d	1	1.02mi
3815 Pine Village Pl Loganville, GA	3.0	2.0	1742	$2,095	$1.20	23d	1	1.10mi
3850 Village Main St Loganville, GA	3.0	2.0	1770	$2,349	$1.33	7d	1	1.19mi

Listing history 34 events

1. 2026-06-21
   statusdays on market $335,000 Pending 77 DOM
2. 2026-06-18
   days on market $335,000 Active Under Contract 75 DOM
3. 2026-06-17
   status $335,000 Active Under Contract 74 DOM
4. 2026-06-17
   days on market $335,000 Active 74 DOM
5. 2026-06-16
   days on market $335,000 Active 73 DOM
6. 2026-06-15
   days on market $335,000 Active 72 DOM
7. 2026-06-13
   days on market $335,000 Active 70 DOM
8. 2026-06-13
   days on market $335,000 Active 69 DOM
9. 2026-06-09
   days on market $335,000 Active 66 DOM
10. 2026-06-08
    days on market $335,000 Active 65 DOM
11. 2026-06-07
    days on market $335,000 Active 64 DOM
12. 2026-06-04
    days on market $335,000 Active 61 DOM
13. 2026-06-03
    days on market $335,000 Active 60 DOM
14. 2026-06-02
    days on market $335,000 Active 59 DOM
15. 2026-06-01
    days on market $335,000 Active 58 DOM
16. 2026-05-31
    days on market $335,000 Active 57 DOM
17. 2026-05-13
    status Under Contract 963-char remark

    Show marketing remark (963 chars)

    Nestled on 1.18 acres, this Loganville home offers the perfect blend of space, comfort, and potential to create your personal retreat. From the inviting front porch - ideal spot to start your day - to the fireside family room and welcoming dining area, this home provides plenty of room to live, grow, and entertain. The updated kitchen is a true centerpiece, featuring granite countertops and stainless steel appliances, making everyday living a breeze. Upstairs, the bright master suite boasts a walk-in closet, dual vanities, a soaking tub, and a separate shower, while three spacious secondary bedrooms and guest bath provide flexibility. Evenings are for relaxing on the back patio which overlooks the fenced yard and offers endless possibilities for outdoor enjoyment. If you're looking for room to spread out, functionality, and the charm of countryside living with easy access to everyday conveniences, this property is ready to welcome you home.

18. 2026-05-13
    historical Active Under Contract 963-char remark

    Show marketing remark (963 chars)

    Nestled on 1.18 acres, this Loganville home offers the perfect blend of space, comfort, and potential to create your personal retreat. From the inviting front porch - ideal spot to start your day - to the fireside family room and welcoming dining area, this home provides plenty of room to live, grow, and entertain. The updated kitchen is a true centerpiece, featuring granite countertops and stainless steel appliances, making everyday living a breeze. Upstairs, the bright master suite boasts a walk-in closet, dual vanities, a soaking tub, and a separate shower, while three spacious secondary bedrooms and guest bath provide flexibility. Evenings are for relaxing on the back patio which overlooks the fenced yard and offers endless possibilities for outdoor enjoyment. If you're looking for room to spread out, functionality, and the charm of countryside living with easy access to everyday conveniences, this property is ready to welcome you home.

19. 2026-03-31
    listed $335,000 New 963-char remark

    Show marketing remark (963 chars)

    Nestled on 1.18 acres, this Loganville home offers the perfect blend of space, comfort, and potential to create your personal retreat. From the inviting front porch - ideal spot to start your day - to the fireside family room and welcoming dining area, this home provides plenty of room to live, grow, and entertain. The updated kitchen is a true centerpiece, featuring granite countertops and stainless steel appliances, making everyday living a breeze. Upstairs, the bright master suite boasts a walk-in closet, dual vanities, a soaking tub, and a separate shower, while three spacious secondary bedrooms and guest bath provide flexibility. Evenings are for relaxing on the back patio which overlooks the fenced yard and offers endless possibilities for outdoor enjoyment. If you're looking for room to spread out, functionality, and the charm of countryside living with easy access to everyday conveniences, this property is ready to welcome you home.

20. 2026-03-31
    listed $335,000 Active 963-char remark

    Show marketing remark (963 chars)

    Nestled on 1.18 acres, this Loganville home offers the perfect blend of space, comfort, and potential to create your personal retreat. From the inviting front porch - ideal spot to start your day - to the fireside family room and welcoming dining area, this home provides plenty of room to live, grow, and entertain. The updated kitchen is a true centerpiece, featuring granite countertops and stainless steel appliances, making everyday living a breeze. Upstairs, the bright master suite boasts a walk-in closet, dual vanities, a soaking tub, and a separate shower, while three spacious secondary bedrooms and guest bath provide flexibility. Evenings are for relaxing on the back patio which overlooks the fenced yard and offers endless possibilities for outdoor enjoyment. If you're looking for room to spread out, functionality, and the charm of countryside living with easy access to everyday conveniences, this property is ready to welcome you home.

21. 2025-12-31
    historical
22. 2025-12-31
    historical
23. 2025-10-07
    price $380,000
24. 2025-10-07
    price $380,000
25. 2025-07-14
    listed $400,000 Active
26. 2025-07-10
    historical
27. 2025-07-09
    listed $400,000 New
28. 2018-02-23
    historical
29. 2017-10-30
    listed $169,900 New
30. 2009-02-04
    soldstatus $115,000
31. 2009-01-30
    soldstatus $115,000
32. 2008-10-13
    listed $119,900
33. 2007-03-30
    soldstatus $87,000
34. 2003-10-27
    soldstatus $88,900

ⓘ 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: $2,980 · $248/mo
• Projected year-2 tax: $3,082 · $257/mo
• Expected delta: +$102/yr (+$9/mo · 3.4%)

ⓘ 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 ≥105°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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,736
• − Mortgage interest: −$18,765
• − Property taxes: −$2,980
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,619
• − Management: −$2,619
• − Depreciation: −$9,745
• Taxable loss: −$5,668
• Est. tax savings @ 24.0%: +$1,360
• After-tax cash flow: $1,485/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

• 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

+276.8% since first listed

18 events — show timeline

• 2026-05-13 Pending — GAMLS
• 2026-05-13 Contingent — FMLS
• 2026-03-31 Listed $335,000 FMLS
• 2026-03-31 Listed $335,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-10-07 Price Changed $380,000 GAMLS
• 2025-10-07 Price Changed $380,000 FMLS
• 2025-07-14 Listed $400,000 FMLS
• 2025-07-10 Coming Soon — FMLS
• 2025-07-09 Listed $400,000 GAMLS
• 2018-02-23 Listing Removed — GAMLS
• 2017-10-30 Listed $169,900 GAMLS
• 2009-02-04 Sold (Public Records) $115,000 Public Records
• 2009-01-30 Sold (MLS) $115,000 FMLS
• 2008-10-13 Listed $119,900 FMLS
• 2007-03-30 Sold (Public Records) $87,000 Public Records
• 2003-10-27 Sold (Public Records) $88,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,980 · +8.6% YoY. Source: county tax records.