2262 Everett Ct · Loganville, GA 30052

$285,000

3 bd · 2.0 ba · 1,099 sqft · SingleFamily public records · 26 Days on market

Built 1997 1.11 ac lot $259/sqft · 6% below area Est $302k · 6% 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 +11.3/30.0
• ARV discount +10.1/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet cul-de-sac, this charming 3 bedroom, 2 bath home sits on over an acre of peaceful, wooded privacy. Enjoy relaxing mornings on the front porch and quiet evenings on the back porch overlooking the natural surroundings. The home features renovated bathrooms, new windows, and updated siding, offering both comfort and curb appeal. Inside, you'll find a functional layout with plenty of natural light and comfortable living space. The partially finished basement includes an additional room perfect for a second living area, home office, playroom, gym, or flex space. The unfinished basement area provides abundant storage and offers great potential to easily finish out for even more living space. A one-car carport adds convenience, while the large lot provides plenty of room to enjoy outdoor living. This property combines privacy, updates, and flexibility in a desirable cul-de-sac setting.

Key facts

• Updated siding
• Wooded privacy
• Renovated bathrooms

Tags

• CUL-DE-SAC
• WOODED PRIVACY
• RENOVATED BATHROOMS
• NEW WINDOWS
• UPDATED SIDING
• PARTIALLY FINISHED BASEMENT

Property features AI

Finance

• Other: Property located in Walton County, GA; Asphalt road access; Directions provided to the property

Exterior

• Parking: Carport (1 space); Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; Electric service listed as 'Other'; Cable available
• Home design: Single-level home; Resale property
• Construction: Composition roof; Construction materials listed as 'Other'; Above-grade finished area reported
• Exterior features: Front porch; Rear porch; Other exterior features

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Kitchen features listed as 'Other'; Dining area features listed as 'Other'
• Bedrooms: Three bedrooms on the main level; Bedroom features listed as 'Other'
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Two full bathrooms (both on the main level); Master bath listed with additional/other features
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Other interior features; No shared/common walls; Basement with partial finish, interior and exterior entry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (23.6% below list).
• Recommended offer: $218k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Loganville Elementary School (math 59% / reading 51%, grade C, #178 of 1,228 statewide, top 15%, 1,033 students, 38% 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).
• Market conditions: Rents rising (+3.1%/yr); 865 active listings in the ZIP; 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 $9k 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 26 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,859 (23.6% 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: 0.76% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (median comp): $302,164
• List price: $285,000
• Delta: -5.68%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2262 Everett Ct	0.00mi	3/2.0	1,099 (0%)	0mo	$299,000	$272	100

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-52,485
• Equity at exit: $42,494

10-year hold

• IRR: -11.0%
• Equity multiple: 0.33×
• Total profit: $-53,234
• Equity at exit: $24,642

Cash invested: $79,800 (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: 865
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,179 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-102

Break-even live

Break-even rent $2,308

Max offer price $266,945

Occupancy floor 100%

Sensitivity live

Price	-10% $59	-5% $-22	+0% $-102	+5% $-183	+10% $-264
Rent	-10% $-274	-5% $-188	+0% $-102	+5% $-16	+10% $70
Rate	-1.0pp $41	-0.5pp $-30	base $-102	+0.5pp $-176	+1.0pp $-251

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-13
   statusdays on market $285,000 Pending 26 DOM
2. 2026-06-09
   days on market $285,000 Active Under Contract 25 DOM
3. 2026-06-08
   days on market $285,000 Active Under Contract 24 DOM
4. 2026-06-07
   days on market $285,000 Active Under Contract 23 DOM
5. 2026-06-04
   days on market $285,000 Active Under Contract 20 DOM
6. 2026-06-03
   days on market $285,000 Active Under Contract 19 DOM
7. 2026-06-02
   days on market $285,000 Active Under Contract 18 DOM
8. 2026-06-01
   days on market $285,000 Active Under Contract 17 DOM
9. 2026-05-31
   days on market $285,000 Active Under Contract 16 DOM
10. 2026-05-15
    listed $285,000 New 916-char remark

    Show marketing remark (916 chars)

    Tucked away on a quiet cul-de-sac, this charming 3 bedroom, 2 bath home sits on over an acre of peaceful, wooded privacy. Enjoy relaxing mornings on the front porch and quiet evenings on the back porch overlooking the natural surroundings. The home features renovated bathrooms, new windows, and updated siding, offering both comfort and curb appeal. Inside, you'll find a functional layout with plenty of natural light and comfortable living space. The partially finished basement includes an additional room perfect for a second living area, home office, playroom, gym, or flex space. The unfinished basement area provides abundant storage and offers great potential to easily finish out for even more living space. A one-car carport adds convenience, while the large lot provides plenty of room to enjoy outdoor living. This property combines privacy, updates, and flexibility in a desirable cul-de-sac setting.

11. 2026-05-15
    listed $285,000 Active 922-char remark

    Show marketing remark (916 chars)

    Tucked away on a quiet cul-de-sac, this charming 3 bedroom, 2 bath home sits on over an acre of peaceful, wooded privacy. Enjoy relaxing mornings on the front porch and quiet evenings on the back porch overlooking the natural surroundings. The home features renovated bathrooms, new windows, and updated siding, offering both comfort and curb appeal. Inside, you'll find a functional layout with plenty of natural light and comfortable living space. The partially finished basement includes an additional room perfect for a second living area, home office, playroom, gym, or flex space. The unfinished basement area provides abundant storage and offers great potential to easily finish out for even more living space. A one-car carport adds convenience, while the large lot provides plenty of room to enjoy outdoor living. This property combines privacy, updates, and flexibility in a desirable cul-de-sac setting.

12. 2021-07-19
    soldstatus $197,500
13. 2021-07-08
    soldstatus $197,500 Closed

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

14. 2021-07-08
    soldstatus $197,500 Sold

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

15. 2021-06-10
    status Pending

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

16. 2021-06-10
    status Under Contract

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

17. 2021-06-03
    status Back on Market
18. 2021-06-03
    historical
19. 2021-06-01
    status Active

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

20. 2021-05-31
    historical

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

21. 2021-05-10
    status Active

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

22. 2021-05-01
    status Back on Market
23. 2021-05-01
    historical
24. 2021-04-30
    historical

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

25. 2021-04-09
    price $210,000

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

26. 2021-04-09
    price $210,000

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

27. 2021-03-11
    status Back on Market

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

28. 2021-03-11
    status Active

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

29. 2021-02-26
    status Pending

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

30. 2021-02-26
    status Under Contract

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

31. 2021-02-09
    listed $220,000 Active

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

32. 2021-02-09
    listed $220,000 New

    Show marketing remark (323 chars)

    NO HOA! Very Quiet Community.. Nice Ranch on unfinished Basement. Open Living room with view to Dining Area and Kitchen area. Master Bedroom with Full Bath and 2 Guest room with access to Hall Bath. Plenty of storage space or room to grow in Unfinished Basement. Large Back Yard. Plenty of parking area and One car carport.

33. 1992-02-19
    soldstatus $63,900

ⓘ 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: $2,520 · $210/mo
• Projected year-2 tax: $2,622 · $218/mo
• Expected delta: +$102/yr (+$9/mo · 4.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $26,143
• − Mortgage interest: −$15,964
• − Property taxes: −$2,520
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$8,291
• Taxable loss: −$6,240
• Est. tax savings @ 24.0%: +$1,498
• After-tax cash flow: $271/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

+367.9% since first listed

29 events — show timeline

• 2026-06-12 Sold (MLS) $299,000 GAMLS
• 2026-06-12 Sold (MLS) $299,000 FMLS
• 2026-06-11 Pending — FMLS
• 2026-05-19 Pending — GAMLS
• 2026-05-19 Contingent — FMLS
• 2026-05-15 Listed $285,000 GAMLS
• 2026-05-15 Listed $285,000 FMLS
• 2021-07-19 Sold (Public Records) $197,500 Public Records
• 2021-07-08 Sold (MLS) $197,500 GAMLS
• 2021-07-08 Sold (MLS) $197,500 FMLS
• 2021-06-10 Pending — FMLS
• 2021-06-10 Pending — GAMLS
• 2021-06-03 Relisted — GAMLS
• 2021-06-03 Listing Removed — GAMLS
• 2021-06-01 Relisted — FMLS
• 2021-05-31 Listing Removed — FMLS
• 2021-05-10 Relisted — FMLS
• 2021-05-01 Relisted — GAMLS
• 2021-05-01 Listing Removed — GAMLS
• 2021-04-30 Listing Removed — FMLS
• 2021-04-09 Price Changed $210,000 GAMLS
• 2021-04-09 Price Changed $210,000 FMLS
• 2021-03-11 Relisted — GAMLS
• 2021-03-11 Relisted — FMLS
• 2021-02-26 Pending — FMLS
• 2021-02-26 Pending — GAMLS
• 2021-02-09 Listed $220,000 GAMLS
• 2021-02-09 Listed $220,000 FMLS
• 1992-02-19 Sold (Public Records) $63,900 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,520 · +8.4% YoY. Source: county tax records.