537 Raelyns Way · Loganville, GA 30052

$299,990

3 bd · 2.5 ba · 1,863 sqft · Townhouse · 40 Days on market

Built 2025 Good condition $100/mo HOA · 4% of rent ↓ 11% since listing

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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 +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at the Kirkwood at Darlington, a townhome neighborhood with a pool, cabana, playground, and easy highway access to Atlanta. This Kirkwood spans two levels with roughly 1,850 square feet, three bedrooms, two full baths and a powder room, and a two-car front-load garage. The main level opens into a kitchen with a generous island that connects directly to the dining area and family room. The layout gives the cooking space room to breathe while the living area stretches out alongside it. Upstairs, the primary suite sits at one end of the hall with a walk-in closet and a private en suite bath. Two additional bedrooms, each with their own walk-in closets, line the rest of the upper level. A flex room adds a separate space for a home office or hobby room, and the laundry room sits right on the bedroom level. Design selections can still be made for this home. Current pricing reflects base and structural options; pricing may adjust with final Design Collection selection. This home features: Secondary bath with dual vanity included. A patio extends the main level outdoors. Garage door opener with remote included. GE electric appliances throughout the kitchen. Homes like this don't stick around for long. Schedule your private tour today and experience it for yourself.

Key facts

• Large walk-in closet
• Open-concept layout
• $100 HOA

Tags

• OPEN-CONCEPT LAYOUT
• BRIGHT SPACIOUS KITCHEN
• LARGE SIT-DOWN ISLAND
• FAMILY ROOM WITH FIREPLACE
• PRIVATE PRIMARY SUITE
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Located in Gwinnett County, GA
• HOA & community: Monthly association fee of $100; Association covers grounds maintenance, reserve fund, community swim, and termite service; Community planned for 150 units

Exterior

• Parking: Garage parking for 2 vehicles; Total of 2 parking spaces
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; Phone available; Underground utilities; Electricity available; Water available; Sewer available
• Home design: Two levels; New construction; Fee simple ownership
• Construction: Fiber cement siding; Composition roof; Slab foundation
• Exterior features: Patio; Asphalt road access

Interior

• Kitchen: White cabinets; Eat-in kitchen with island; Pantry; Stone countertops; Dishwasher; Electric range; Garbage disposal
• Bedrooms: Oversized master; Three upper-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom on the main level; Master bath with double vanity and shower
• Heating & cooling: Central heating; Central air (electric)
• Interior features: Double vanity; Electric fireplace in family room; Double pane windows; Open-concept dining area; 2+ common walls
• Laundry & utility: Upper-level laundry room; Electric dryer hookup; Electric water heater

🏗️ New construction. The $299,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $324,995.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (19.1% below list).
• Recommended offer: $243k (19.1% below list) — sets the bar for 1% rule.

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: Magill Elementary School (math 26% / reading 26%, grade F, #728 of 1,228 statewide, top 60%, 1,274 students, 72% FRL); Grace Snell Middle School (math 18% / reading 30%, grade F, #311 of 470 statewide, top 68%, 1,268 students, 72% FRL); South Gwinnett High School (math 14% / reading 8%, grade F, #347 of 424 statewide, top 82%, 2,677 students, 58% FRL) — zoned schools average 67% FRL vs 47% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 41% district-wide (-21 pts) — the specific schools serving this property underperform the Gwinnett County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.1%/yr); 847 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 31% 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.
• 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 40 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,692 (19.1% 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 40 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.75% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.65%
• DSCR: 0.75
• GRM: 11.2

CMA / ARV

• ARV (median comp): $324,995
• List price: $299,990
• Delta: -7.69%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
848 Leraes Way	0.09mi	3/2.5	1,863 (0%)	1mo	$319,990	$172	95
850 Leraes Way	0.09mi	3/2.5	1,863 (0%)	2mo	$319,990	$172	94
866 Leraes Way	0.09mi	3/2.5	1,863 (0%)	2mo	$320,000	$172	94
3419 Palmer Dr #32	0.17mi	3/2.5	2,002 (+8%)	2mo	$329,990	$165	78
3423 Palmer Dr #34	0.17mi	3/2.5	2,002 (+8%)	3mo	$329,990	$165	77
3431 Palmer Dr #38	0.17mi	3/2.5	2,002 (+8%)	4mo	$347,990	$174	76

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-79,575
• Equity at exit: $48,458

10-year hold

• IRR: -21.9%
• Equity multiple: -0.13×
• Total profit: $-102,845
• Equity at exit: $28,100

Cash invested: $90,999 (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: 847
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$100
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-429

Break-even live

Break-even rent $2,970

Max offer price $262,962

Occupancy floor —

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: $81,249
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Carlton Crossing Walnut Grove, GA	3.0–4.0	2.5	1883	$2,194	$1.17	2d	4	0.14mi
854 Langley View Ct Loganville, GA	4.0	2.5	2098	$1,990	$0.95	5d	1	0.37mi
405 Aristocrat Dr Loganville, GA	4.0	2.0	1954	$2,250	$1.15	43d	1	0.45mi
661 Sweet Ashley Way Loganville, GA	4.0	2.5	2204	$2,315	$1.05	2d	1	0.67mi
379 Beech Hollow Trl Loganville, GA	3.0	2.0	2209	$2,350	$1.06	5d	1	0.98mi
626 Stonecrest Dr Loganville, GA	3.0	2.5	1816	$2,250	$1.24	2d	1	1.02mi
665 Stonecrest Dr Loganville, GA	3.0	2.0	1545	$1,845	$1.19	22d	1	1.03mi
4064 Kendrick Cir Loganville, GA	4.0	2.5	2279	$2,515	$1.10	43d	1	1.11mi
729 Fallowfield Dr Loganville, GA	3.0	2.0	1832	$2,170	$1.18	43d	1	1.15mi
1111 Feldman Chase Loganville, GA	4.0	2.5	2279	$2,490	$1.09	10d	1	1.18mi
915 Burning Bush Dr Loganville, GA	4.0	2.5	1873	$2,000	$1.07	43d	1	1.27mi
1016 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,440	$1.33	43d	1	1.28mi
1046 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,440	$1.33	43d	1	1.29mi
1126 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,450	$1.34	5d	1	1.30mi
2994 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,460	$1.34	5d	1	1.31mi
2802 Porchlight Ct Loganville, GA	3.0	2.5	1833	$2,430	$1.33	43d	1	1.32mi
1275 Shamrock Hill Cir Loganville, GA	3.0	2.5	1668	$2,045	$1.23	22d	1	1.32mi
2801 Porchlight Ct Loganville, GA	4.0	2.5	1833	$2,460	$1.34	5d	1	1.32mi
2954 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,460	$1.34	5d	1	1.33mi
2944 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	15d	1	1.33mi
2934 Porch Creek Way Loganville, GA	4.0	2.5	1854	$2,470	$1.33	2d	1	1.34mi
2732 Porchlight Ct Loganville, GA	3.0	2.5	1833	$2,430	$1.33	43d	1	1.34mi
2914 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	20d	1	1.35mi
128 Shadowbrooke Cir Loganville, GA	3.0	2.0	1541	$1,950	$1.27	43d	1	1.35mi
2904 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	19d	1	1.35mi
2711 Porchlight Ct Loganville, GA	4.0	2.5	1833	$2,460	$1.34	5d	1	1.36mi
494 Langley Creek Dr Loganville, GA	4.0	3.0	2329	$1,200	$0.52	4d	1	1.37mi
641 Porchlight Dr Loganville, GA	3.0	2.5	1833	$2,420	$1.32	24d	1	1.37mi
348 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,440	$1.32	5d	1	1.38mi
378 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	5d	1	1.39mi
388 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	20d	1	1.39mi
3290 Cooper Woods Dr Loganville, GA	4.0	2.5	2462	$2,295	$0.93	5d	1	1.39mi
305 Shadowbrooke Cir Loganville, GA	4.0	2.5	2218	$2,595	$1.17	24d	1	1.39mi
359 Porch View Ln Loganville, GA	3.0	2.5	1833	$2,430	$1.33	43d	1	1.40mi
389 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	5d	1	1.40mi
871 Porchlight Dr Loganville, GA	3.0	2.5	1833	$2,420	$1.32	12d	1	1.42mi
219 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,440	$1.32	43d	1	1.43mi
44 Shadowhill Ct Loganville, GA	3.0	2.5	1951	$1,850	$0.95	43d	1	1.45mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: electricpool

Listing history 15 events

1. 2026-06-18
   days on market $299,990 Active 40 DOM
2. 2026-06-17
   days on market $299,990 Active 39 DOM
3. 2026-06-16
   days on market $299,990 Active 38 DOM
4. 2026-06-15
   pricedays on market $299,990 Active 37 DOM

   Show marketing remark (1290 chars)

   Take a look at the Kirkwood at Darlington, a townhome neighborhood with a pool, cabana, playground, and easy highway access to Atlanta. This Kirkwood spans two levels with roughly 1,850 square feet, three bedrooms, two full baths and a powder room, and a two-car front-load garage. The main level opens into a kitchen with a generous island that connects directly to the dining area and family room. The layout gives the cooking space room to breathe while the living area stretches out alongside it. Upstairs, the primary suite sits at one end of the hall with a walk-in closet and a private en suite bath. Two additional bedrooms, each with their own walk-in closets, line the rest of the upper level. A flex room adds a separate space for a home office or hobby room, and the laundry room sits right on the bedroom level. Design selections can still be made for this home. Current pricing reflects base and structural options; pricing may adjust with final Design Collection selection. This home features: Secondary bath with dual vanity included. A patio extends the main level outdoors. Garage door opener with remote included. GE electric appliances throughout the kitchen. Homes like this don't stick around for long. Schedule your private tour today and experience it for yourself.

5. 2026-06-13
   days on market $336,890 Active 35 DOM

   Show marketing remark (1128 chars)

   Stanley Martin Homes presents The Kirkwood floor plan on Homesite 130 at Darlington. This beautifully designed 2-level townhome blends modern style with everyday functionality, all with a low-maintenance lifestyle. The open-concept layout features a bright, spacious kitchen with a large sit-down island-ideal for casual meals, entertaining, and holiday gatherings. The family room invites relaxation, while the rear patio offers the perfect outdoor space for hosting or unwinding. Upstairs, you'll find two generous secondary bedrooms, a well-appointed laundry room. The private primary suite serves as a true retreat, complete with a large walk-in closet and spa-like en-suite bath. Darlington offers amenities including a pool and playground; giving you plenty of ways to relax and connect close to home. Located in Loganville, GA, Darlington provides convenience to local shopping, dining, and entertainment, as well as easy access to major commuter routes. Don't miss your opportunity to own at Darlington-schedule your visit today! Ask about builder Incentives including rate buy-downs or closing costs, and 15K Flex Cash.

6. 2026-06-09
   days on market $336,890 Active 31 DOM
7. 2026-06-08
   days on market $336,890 Active 30 DOM
8. 2026-06-07
   days on market $336,890 Active 29 DOM
9. 2026-06-04
   days on market $336,890 Active 26 DOM
10. 2026-06-03
    days on market $336,890 Active 25 DOM
11. 2026-06-02
    days on market $336,890 Active 24 DOM
12. 2026-06-01
    days on market $336,890 Active 23 DOM
13. 2026-05-31
    days on market $336,890 Active 22 DOM
14. 2026-05-09
    listed $336,890 Active 1189-char remark
15. 2026-03-06
    listed $336,890 New 1164-char remark

    Show marketing remark (1128 chars)

    Stanley Martin Homes presents The Kirkwood floor plan on Homesite 130 at Darlington. This beautifully designed 2-level townhome blends modern style with everyday functionality, all with a low-maintenance lifestyle. The open-concept layout features a bright, spacious kitchen with a large sit-down island-ideal for casual meals, entertaining, and holiday gatherings. The family room invites relaxation, while the rear patio offers the perfect outdoor space for hosting or unwinding. Upstairs, you'll find two generous secondary bedrooms, a well-appointed laundry room. The private primary suite serves as a true retreat, complete with a large walk-in closet and spa-like en-suite bath. Darlington offers amenities including a pool and playground; giving you plenty of ways to relax and connect close to home. Located in Loganville, GA, Darlington provides convenience to local shopping, dining, and entertainment, as well as easy access to major commuter routes. Don't miss your opportunity to own at Darlington-schedule your visit today! Ask about builder Incentives including rate buy-downs or closing costs, and 15K Flex Cash.

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $29,123
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − HOA: −$1,200
• − Depreciation: −$9,454
• Taxable loss: −$10,896
• Est. tax savings @ 24.0%: +$2,615
• After-tax cash flow: $-2,529/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 · 6 photos

Good 80/100 None rehab

This well-maintained townhouse in excellent condition offers a modern and functional living space with a low-maintenance lifestyle.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-11.0% since first listed

5 events — show timeline

• 2026-06-15 Listed $299,990 Zillow
• 2026-06-14 Price Changed $299,990 FMLS
• 2026-06-13 Price Changed $299,990 GAMLS
• 2026-05-09 Listed $336,890 FMLS
• 2026-03-06 Listed $336,890 GAMLS