237 Alameda St · Lawrenceville, GA 30052

$266,900

3 bd · 2.5 ba · 1,703 sqft · SingleFamily · 22 Days on market

Built 2026 Good condition Est $370k · 28% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +12.9/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready August! The Woodmont floorplan in Smith Douglas Homes, Fuller Station community. Location, Location, Location! This interior townhome welcomes with a wide covered front porch and modern exterior style. Owners entering from the garage will walk into the kitchen, saving steps while carrying groceries. The open-concept fireside family room with a linear fireplace, kitchen and dining room offer a nice flow for entertaining. In the large kitchen island, the sink and dishwasher location create a nice flow for preparing meals. 42" upper cabinets provide for plenty of storage space and the Quartz countertops and tile backsplash add to decor! Luxury Vinyl flooring throughout the m

Key facts

• Covered front porch
• Large kitchen island
• Quartz countertops

Tags

• COVERED FRONT PORCH
• LARGE KITCHEN ISLAND
• 42 UPPER CABINETS
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• LUXURY VINYL FLOORING

Property features AI

Finance

• Other: Located at 237 Alameda St, Loganville GA 30052
• Financial info: List price $266,900

Exterior

• Parking: 1 garage space (1 total parking)
• Home design: Single-family home (The Woodmont plan); Spec home
• Exterior features: Living area approximately 1703 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (The Woodmont plan); Active listing

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $267k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-20 ($-243/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (13.5% below list).
• Recommended offer: $231k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Lawrenceville — 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 85/100 on livability (#3 in GA, #473 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime C-, employment D+.
• 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: Mckendree Elementary School (math 33% / reading 30%, grade F, #612 of 1,228 statewide, top 50%, 1,013 students, 67% FRL); Creekland Middle School (math 39% / reading 46%, grade D-, #122 of 470 statewide, top 26%, 1,860 students, 52% FRL); Collins Hill High School (math 23% / reading 43%, grade F, #101 of 424 statewide, top 24%, 2,695 students, 46% FRL).
• Market conditions: Rents rising (+3.1%/yr); 858 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 22 days — a 2% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,917 (13.5% 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. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $369,551
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1596 Poplarwood Ln	0.07mi	3/3.0	1,780 (+4%)	5mo	$390,000	$219	83
1811 Hayden Mill Ct	0.43mi	3/2.5	1,689 (-1%)	1mo	$385,000	$228	78
1552 Longwood Dr	0.15mi	3/2.0	1,778 (+4%)	9mo	$365,000	$205	76
941 Garden Oak Ct	0.33mi	3/2.5	1,662 (-2%)	6mo	$369,000	$222	76
568 Russell Rd	0.52mi	3/2.0	1,704 (+0%)	6mo	$228,000	$134	68
1795 Lawrenceville Suwanee Rd	0.55mi	3/2.0	1,683 (-1%)	3mo	$335,000	$199	68
1830 Mckendree Lake Dr	0.44mi	3/2.0	1,584 (-7%)	6mo	$350,000	$221	61
1517 Heartwood Dr	0.14mi	4/2.5 (+1)	1,930 (+13%)	8mo	$400,000	$207	59
850 Ashley Laine Walk	0.38mi	3/2.5	1,911 (+12%)	5mo	$397,000	$208	58
1425 Wheatfield Dr	0.56mi	3/2.0	1,597 (-6%)	6mo	$346,000	$217	57
870 Meadowsong Cir	0.44mi	3/2.5	1,914 (+12%)	7mo	$383,000	$200	53
1798 Lawrenceville Suwanee Rd	0.50mi	4/2.0 (+1)	1,878 (+10%)	5mo	$440,000	$234	49

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-44,224
• Equity at exit: $39,796

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-38,879
• Equity at exit: $23,077

Cash invested: $74,732 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$1,400
• Tax est. 1.5%: −$334 /mo · $4,004/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-20

Break-even live

Break-even rent $2,335

Max offer price $263,972

Occupancy floor 96%

Sensitivity live

Price	-10% $164	-5% $72	+0% $-20	+5% $-112	+10% $-205
Rent	-10% $-203	-5% $-111	+0% $-20	+5% $71	+10% $162
Rate	-1.0pp $114	-0.5pp $48	base $-20	+0.5pp $-89	+1.0pp $-160

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: $66,725
• Closing costs: $8,007
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Michael Lee Way Lawrenceville, GA	3.0	2.0	2000	$2,325	$1.16	1d	1	0.23mi
1695 Lawrenceville-Suwanee Rd Lawrenceville, GA	3.0	2.0	1182	$1,875	$1.59	3d	1	0.44mi
830 Meadowsong Cir Lawrenceville, GA	4.0	3.5	2156	$2,300	$1.07	14d	1	0.48mi
652 Overlook Wood Way Lawrenceville, GA	4.0	2.5	2080	$2,400	$1.15	45d	1	0.60mi
1444 Riverwood Ct Lawrenceville, GA	3.0	2.0	1436	$1,799	$1.25	45d	1	0.64mi
1860 Suwanee Ridge Ct Lawrenceville, GA	3.0	2.0	1312	$1,890	$1.44	26d	1	0.66mi
1909 Suwanee Valley Rd Lawrenceville, GA	4.0	2.5	1824	$2,295	$1.26	45d	1	0.67mi
960 Summit Lake Trl Lawrenceville, GA	3.0	2.0	1880	$2,270	$1.21	7d	1	0.68mi
1021 Orchard Mill Ln Lawrenceville, GA	3.0	2.5	2190	$2,300	$1.05	45d	1	0.71mi
930 Misty Creek Ct Lawrenceville, GA	3.0	2.0	1608	$1,850	$1.15	7d	1	0.73mi
434 Ashwood Dr Lawrenceville, GA	3.0	2.0	1374	$1,801	$1.31	26d	1	0.87mi
524 Meadowfield Ct Lawrenceville, GA	4.0	2.5	2240	$2,375	$1.06	45d	1	0.92mi
577 Woodland Park Ter Lawrenceville, GA	3.0	2.5	1940	$2,000	$1.03	20d	1	0.98mi
1264 Watercrest Cir Lawrenceville, GA	3.0	3.0	1700	$2,250	$1.32	14d	1	1.01mi
1175 McKendree Church Rd Lawrenceville, GA	1.0–3.0	1.0–2.0	1087	$1,985	$1.83	0d	43	1.06mi
1033 Haley Woods Ln Lawrenceville, GA	4.0	2.5	1912	$2,330	$1.22	26d	1	1.21mi
1012 Haley Woods Ct Lawrenceville, GA	3.0	2.5	1839	$2,200	$1.20	4d	1	1.24mi
1023 Habersham Ln Lawrenceville, GA	3.0	2.0	1450	$1,600	$1.10	45d	1	1.25mi
599 Rivulett Ct Lawrenceville, GA	3.0	2.5	1705	$2,200	$1.29	24d	1	1.26mi
1453 Allison Ct Lawrenceville, GA	3.0	2.0	1468	$2,100	$1.43	26d	1	1.33mi
1000 Duluth Hwy Lawrenceville, GA	1.0–2.0	1.0–2.0	1001	$1,599	$1.60	3d	20	1.39mi
345 Oak Dr , GA	2.0–4.0	2.5	1797	$2,650	$1.47	7d	61	1.45mi
980 Walther Blvd Lawrenceville, GA	1.0–3.0	1.0–2.0	1118	$2,318	$2.07	0d	55	1.49mi

Listing history 9 events

1. 2026-06-13
   days on market $266,900 Active 22 DOM
2. 2026-06-09
   days on market $266,900 Active 18 DOM
3. 2026-06-08
   days on market $266,900 Active 17 DOM
4. 2026-06-07
   days on market $266,900 Active 16 DOM
5. 2026-06-04
   days on market $266,900 Active 13 DOM
6. 2026-06-03
   days on market $266,900 Active 12 DOM
7. 2026-06-02
   days on market $266,900 Active 11 DOM
8. 2026-06-01
   days on market $266,900 Active 10 DOM
9. 2026-05-31
   days on market $266,900 Active 9 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,710
• − Mortgage interest: −$14,951
• − Property taxes: −$4,004
• − Insurance: −$1,334
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$7,764
• Taxable loss: −$4,776
• Est. tax savings @ 24.0%: +$1,146
• After-tax cash flow: $904/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 · 26 photos

Good 80/100 None rehab

This move-in ready townhome in the Fuller Station community is in excellent condition with modern features and a good location.

Value-add opportunities

• Resale Paint the interior walls — Fresh paint can enhance the home's appeal
• Both Replace the carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value
• Rental Install a smart thermostat — Smart thermostats can reduce energy costs and attract renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the interior walls — Fresh paint can enhance the home's appeal ↑
• Both Replace the carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value ↑
• Rental Install a smart thermostat — Smart thermostats can reduce energy costs and attract renters ↑

ⓘ 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 — Lawrenceville

• Score: 85/100
• State rank: #3
• US rank: #473

Category grades

Amenities A+ Commute B+ Cost of living A Crime C- Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 128,246 people
• City population: 276,247
• 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