910 Franklin Mill Trce · Loganville, GA 30052

$329,900

4 bd · 3.0 ba · 1,722 sqft · SingleFamily public records · 51 Days on market

Built 2007 6,969 sqft lot $192/sqft · 9% below area Est $363k · 9% under $70/mo HOA · 3% of rent

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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).

• ARV discount +11.6/15.0
• Cash flow +11.5/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into comfort and style at 910 Franklin Mill Trace in Loganville! This beautifully maintained 4-bedroom, 3-bath home is truly move-in ready and offers the perfect blend of space, functionality, and modern appeal. From the moment you enter, you’ll notice the inviting open layout filled with natural light. The spacious living area flows seamlessly into the kitchen, making it ideal for both everyday living and entertaining. The kitchen features ample cabinetry, generous counter space, and a layout designed for convenience and connection. With four well-sized bedrooms, there’s plenty of room for family, guests, or a home office. The primary suite provides a relaxing retreat with a private bath and plenty of closet space. Three full bathrooms ensure comfort and flexibility for busy households. Enjoy outdoor living with a backyard perfect for gatherings, play, or quiet evenings. Whether you're hosting friends or enjoying a peaceful morning coffee, this space offers endless possibilities. Located in a desirable Loganville neighborhood, this home combines comfort, space, and convenience—all ready for you to move right in and make it your own. Don’t miss this opportunity to own a turnkey home in a great location!

Key facts

• Ample cabinetry
• Spacious living area
• Private bath

Tags

• OPEN LAYOUT
• SPACIOUS LIVING AREA
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• PRIVATE BATH
• PLENTY OF CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (19.7% below list).
• Recommended offer: $265k (19.7% 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.
• 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); 865 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 34% 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 51 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $177k; list at $330k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,953 (19.7% 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 51 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

• ARV (median comp): $362,633
• List price: $329,900
• Delta: -9.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
840 Franklin Mill Trce	0.06mi	4/2.0	1,728 (+0%)	14mo	$360,000	$208	81
3900 Village Main St	0.18mi	4/2.0	1,813 (+5%)	2mo	$299,900	$165	77
3984 Potomac Walk Ct	0.05mi	3/2.0 (-1)	1,791 (+4%)	9mo	$340,000	$190	74
3851 Village Main St	0.22mi	4/2.0	1,724 (+0%)	15mo	$320,000	$186	73
3726 Pine Village Pl	0.27mi	4/2.0	1,780 (+3%)	8mo	$350,000	$197	71
3817 Bald Eagle Dr	0.32mi	4/2.0	1,812 (+5%)	2mo	$385,000	$212	71
3775 Pine Village Pl	0.26mi	3/2.0 (-1)	1,745 (+1%)	11mo	$318,000	$182	68
3751 Village Main St	0.30mi	3/2.0 (-1)	1,685 (-2%)	11mo	$330,000	$196	64
3834 Hawk Tail Dr	0.39mi	3/2.0 (-1)	1,672 (-3%)	4mo	$308,050	$184	64
619 Landing Way	0.65mi	3/2.0 (-1)	1,692 (-2%)	3mo	$320,000	$189	56
1330 Princeton View Ct	0.71mi	3/2.0 (-1)	1,817 (+6%)	8mo	$320,000	$176	42
1190 Timber Walk Dr	0.71mi	3/2.0 (-1)	1,485 (-14%)	7mo	$327,500	$221	29

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-60,163
• Equity at exit: $49,189

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-60,137
• Equity at exit: $28,524

Cash invested: $92,372 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,650 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$266 /mo · $3,190/yr
• Insurance: −$137
• HOA: −$70
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-110

Break-even live

Break-even rent $2,789

Max offer price $310,434

Occupancy floor 99%

Sensitivity live

Price	-10% $77	-5% $-17	+0% $-110	+5% $-204	+10% $-297
Rent	-10% $-320	-5% $-215	+0% $-110	+5% $-6	+10% $99
Rate	-1.0pp $56	-0.5pp $-26	base $-110	+0.5pp $-196	+1.0pp $-283

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
760 Franklin Mill Trce Loganville, GA	3.0	2.0	1849	$2,350	$1.27	26d	1	0.18mi
3850 Village Main St Loganville, GA	3.0	2.0	1770	$2,349	$1.33	7d	1	0.19mi
3815 Pine Village Pl Loganville, GA	3.0	2.0	1742	$2,095	$1.20	24d	1	0.25mi
1320 Timber Walk Dr Loganville, GA	3.0	2.0	1651	$2,039	$1.24	7d	1	0.91mi
1480 Princeton View Ct Loganville, GA	3.0	2.0	1825	$2,290	$1.25	7d	1	0.97mi
3004 Dogwood Ln Loganville, GA	4.0	2.5	1916	$2,500	$1.30	1d	1	1.10mi
521 Sequoia Ct Loganville, GA	4.0	2.0	2058	$2,090	$1.02	4d	1	1.23mi
800 Jubilation ST Loganville, GA	3.0–5.0	2.5–3.5	2656	$2,622	$0.99	46d	1	1.49mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 22 events

1. 2026-06-22
   days on market $329,900 Active 51 DOM
2. 2026-06-18
   days on market $329,900 Active 48 DOM
3. 2026-06-17
   days on market $329,900 Active 47 DOM
4. 2026-06-16
   days on market $329,900 Active 46 DOM
5. 2026-06-15
   status $329,900 Active 45 DOM
6. 2026-06-08
   statusdays on market $329,900 Pending 45 DOM
7. 2026-06-07
   statusdays on market $329,900 Active 44 DOM
8. 2026-06-02
   status $329,900 Pending 42 DOM
9. 2026-06-01
   days on market $329,900 Active 42 DOM
10. 2026-05-31
    days on market $329,900 Active 41 DOM
11. 2026-05-07
    status Active 1266-char remark

    Show marketing remark (1266 chars)

    Step into comfort and style at 910 Franklin Mill Trace in Loganville! This beautifully maintained 4-bedroom, 3-bath home is truly move-in ready and offers the perfect blend of space, functionality, and modern appeal. From the moment you enter, you’ll notice the inviting open layout filled with natural light. The spacious living area flows seamlessly into the kitchen, making it ideal for both everyday living and entertaining. The kitchen features ample cabinetry, generous counter space, and a layout designed for convenience and connection. With four well-sized bedrooms, there’s plenty of room for family, guests, or a home office. The primary suite provides a relaxing retreat with a private bath and plenty of closet space. Three full bathrooms ensure comfort and flexibility for busy households. Enjoy outdoor living with a backyard perfect for gatherings, play, or quiet evenings. Whether you're hosting friends or enjoying a peaceful morning coffee, this space offers endless possibilities. Located in a desirable Loganville neighborhood, this home combines comfort, space, and convenience—all ready for you to move right in and make it your own. Don’t miss this opportunity to own a turnkey home in a great location!

12. 2026-04-30
    status Pending 1266-char remark

    Show marketing remark (1266 chars)

    Step into comfort and style at 910 Franklin Mill Trace in Loganville! This beautifully maintained 4-bedroom, 3-bath home is truly move-in ready and offers the perfect blend of space, functionality, and modern appeal. From the moment you enter, you’ll notice the inviting open layout filled with natural light. The spacious living area flows seamlessly into the kitchen, making it ideal for both everyday living and entertaining. The kitchen features ample cabinetry, generous counter space, and a layout designed for convenience and connection. With four well-sized bedrooms, there’s plenty of room for family, guests, or a home office. The primary suite provides a relaxing retreat with a private bath and plenty of closet space. Three full bathrooms ensure comfort and flexibility for busy households. Enjoy outdoor living with a backyard perfect for gatherings, play, or quiet evenings. Whether you're hosting friends or enjoying a peaceful morning coffee, this space offers endless possibilities. Located in a desirable Loganville neighborhood, this home combines comfort, space, and convenience—all ready for you to move right in and make it your own. Don’t miss this opportunity to own a turnkey home in a great location!

13. 2026-04-13
    listed $335,000 Active 1266-char remark

    Show marketing remark (1266 chars)

    Step into comfort and style at 910 Franklin Mill Trace in Loganville! This beautifully maintained 4-bedroom, 3-bath home is truly move-in ready and offers the perfect blend of space, functionality, and modern appeal. From the moment you enter, you’ll notice the inviting open layout filled with natural light. The spacious living area flows seamlessly into the kitchen, making it ideal for both everyday living and entertaining. The kitchen features ample cabinetry, generous counter space, and a layout designed for convenience and connection. With four well-sized bedrooms, there’s plenty of room for family, guests, or a home office. The primary suite provides a relaxing retreat with a private bath and plenty of closet space. Three full bathrooms ensure comfort and flexibility for busy households. Enjoy outdoor living with a backyard perfect for gatherings, play, or quiet evenings. Whether you're hosting friends or enjoying a peaceful morning coffee, this space offers endless possibilities. Located in a desirable Loganville neighborhood, this home combines comfort, space, and convenience—all ready for you to move right in and make it your own. Don’t miss this opportunity to own a turnkey home in a great location!

14. 2025-03-31
    historical $1,995
15. 2025-03-29
    listed $1,995
16. 2025-03-28
    historical $1,995
17. 2025-03-12
    price $1,995
18. 2025-02-25
    listed $2,095
19. 2007-05-09
    soldstatus $176,920
20. 2007-03-14
    soldstatus $178,920 225-char remark

    Show marketing remark (225 chars)

    THE ADAMS RANCH PLAN IS A SPACIOUS 4 BED'RM,3 BATH, VAULTED FAMILY RM AND MASTER,GARDEN TUB ENCL SHOWER IN MASTER BATH,H.W.FLOORS IN FOYER,KIT AND DINING RM.FIREPLACE W/GAS LOGS,FULLY COVERED PATIO $3,000 IN CC W/PREF. LENDER

21. 2006-10-18
    listed $176,920 225-char remark

    Show marketing remark (225 chars)

    THE ADAMS RANCH PLAN IS A SPACIOUS 4 BED'RM,3 BATH, VAULTED FAMILY RM AND MASTER,GARDEN TUB ENCL SHOWER IN MASTER BATH,H.W.FLOORS IN FOYER,KIT AND DINING RM.FIREPLACE W/GAS LOGS,FULLY COVERED PATIO $3,000 IN CC W/PREF. LENDER

22. 2006-10-03
    soldstatus $86,300

ⓘ 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: $3,190 · $266/mo
• Projected year-2 tax: $3,190 · $266/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 19 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: $31,794
• − Mortgage interest: −$18,480
• − Property taxes: −$3,190
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$840
• − Depreciation: −$9,597
• Taxable loss: −$7,049
• Est. tax savings @ 24.0%: +$1,692
• After-tax cash flow: $369/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

+288.2% since first listed

12 events — show timeline

• 2026-05-07 Relisted — FMLS
• 2026-04-30 Pending — FMLS
• 2026-04-13 Listed $335,000 FMLS
• 2025-03-31 Rental Removed $1,995 BUILDIUM
• 2025-03-29 Listed for Rent $1,995 BUILDIUM
• 2025-03-28 Rental Removed $1,995 FMLS
• 2025-03-12 Price Changed $1,995 FMLS
• 2025-02-25 Listed for Rent $2,095 FMLS
• 2007-05-09 Sold (Public Records) $176,920 Public Records
• 2007-03-14 Sold (MLS) $178,920 FMLS
• 2006-10-18 Listed $176,920 FMLS
• 2006-10-03 Sold (Public Records) $86,300 Public Records

Property tax history

+2.7%/yr

Latest (2020): $3,190 · +3.8% YoY. Source: county tax records.