237 Alameda St #38 · Loganville, GA 30052

$266,900

3 bd · 2.5 ba · 1,703 sqft · Condo · 78 Days on market

Built 2026 Excellent condition Garage $142/mo HOA · 6% 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 +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +5.0/5.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• DSCR +1.4/10.0
• 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!

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

🏗️ New construction. The $266,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,900.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $267k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-396 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (15.4% below list).
• Recommended offer: $226k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.9% in Loganville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 1079 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 78 days — a 6% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $225,784 (15.4% 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 78 days. Have you received any prior offers? Is the seller open to a 15% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 10.9

CMA / ARV

• ARV (median comp): $294,900
• List price: $266,900
• Delta: -9.49%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Alameda St #2	0.00mi	3/2.5	1,786 (+5%)	2mo	$289,900	$162	90
92 Alameda St #121	0.16mi	3/2.5	1,786 (+5%)	0mo	$279,550	$157	84
86 Alameda St #122	0.17mi	3/2.5	1,785 (+5%)	0mo	$269,550	$151	84
948 Village View Cir	0.39mi	3/2.0	1,698 (-0%)	0mo	$312,000	$184	79
420 Towler Ct	0.36mi	3/2.0	1,667 (-2%)	1mo	$310,000	$186	77
402 Armor Dr	1.47mi	4/2.5 (+1)	1,738 (+2%)	0mo	$314,900	$181	56
967 Village View Cir	0.35mi	2/2.0 (-1)	1,300 (-24%)	2mo	$308,000	$237	50
727 Jacoby Dr	0.79mi	2/2.0 (-1)	1,580 (-7%)	2mo	$318,000	$201	45
1124 Granite Ln	0.99mi	3/2.0	1,516 (-11%)	1mo	$300,000	$198	44
118 Sharon Church Rd	1.01mi	2/2.0 (-1)	1,504 (-12%)	2mo	$265,000	$176	37
740 Jacoby Dr	0.77mi	3/2.0	1,348 (-21%)	2mo	$305,000	$226	36
516 Georgia Cir	1.40mi	4/3.0 (+1)	2,038 (+20%)	2mo	$375,000	$184	32

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: -26.0%
• Equity multiple: 0.12×
• Total profit: $-72,632
• Equity at exit: $43,971

10-year hold

• IRR: -22.1%
• Equity multiple: -0.14×
• Total profit: $-94,132
• Equity at exit: $25,498

Cash invested: $82,572 (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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30052

• Home prices YoY: -31.8%
• Rents YoY: 3.1%
• Active inventory: 1079
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,424/yr
• Insurance: −$123
• HOA: −$142
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-396

Break-even live

Break-even rent $2,759

Max offer price $237,556

Occupancy floor —

Sensitivity live

Price	-10% $-192	-5% $-294	+0% $-396	+5% $-498	+10% $-600
Rent	-10% $-575	-5% $-485	+0% $-396	+5% $-307	+10% $-218
Rate	-1.0pp $-248	-0.5pp $-321	base $-396	+0.5pp $-473	+1.0pp $-550

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: $73,725
• Closing costs: $8,847
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Cown Dr Loganville, GA	3.0	2.0	1404	$1,650	$1.18	73d	1	0.41mi
100 Alexander Xing Loganville, GA	2.0–3.0	2.0–2.5	1381	$2,150	$1.56	0d	8	0.44mi
2239 Baker Carter Dr Loganville, GA	4.0	2.5	2157	$2,595	$1.20	48d	1	0.50mi
200 Towler Dr Loganville, GA	4.0	2.0	1823	$2,099	$1.15	8d	1	0.53mi
2217 Baker Carter Dr Loganville, GA	3.0	2.5	1620	$1,870	$1.15	93d	1	0.54mi
2290 Huntington Dr Loganville, GA	4.0	3.0	2132	$2,245	$1.05	12d	1	0.54mi
127 Perry St Loganville, GA	4.0	3.0	1616	$2,350	$1.45	3d	1	0.62mi
313 Bruce St Loganville, GA	3.0	1.0	1075	$1,673	$1.56	73d	1	0.65mi
249 Meadows Dr Loganville, GA	1.0–3.0	1.0–2.0	1074	$1,895	$1.76	23d	1	0.68mi
560 Lee Byrd Rd Loganville, GA	4.0	2.0	1845	$2,130	$1.15	10d	1	0.74mi
560 Lee Byrd Rd Loganville, GA	3.0	1.0	1550	$1,780	$1.15	4d	1	0.74mi
181 Holly Ct Loganville, GA	4.0	2.0	1878	$1,885	$1.00	4d	1	0.80mi
413 Bob Wood Dr Loganville, GA	3.0	2.0	1346	$1,903	$1.41	4d	1	0.85mi
1121 Point Place Dr Loganville, GA	3.0	2.5	2214	$2,300	$1.04	16d	1	0.87mi
1169 Granite Ln Loganville, GA	3.0	2.0	1430	$1,790	$1.25	33d	1	0.89mi
731 Point Place Dr Loganville, GA	3.0	2.5	2230	$2,350	$1.05	19d	1	0.90mi
410 Point Place Dr Loganville, GA	3.0	2.5	2234	$2,400	$1.07	73d	1	0.91mi
840 Point Place Dr Loganville, GA	3.0	2.5	2214	$2,300	$1.04	67d	1	0.92mi
660 Point Place Dr Loganville, GA	3.0	2.5	2234	$2,600	$1.16	38d	1	0.93mi
1149 Granite Ln Loganville, GA	3.0	2.0	1450	$1,950	$1.34	23d	1	0.97mi
205 Towler Shoals Dr Loganville, GA	3.0	2.0	1734	$2,230	$1.29	60d	1	1.10mi
608 Hunters Cove Ln Loganville, GA	3.0	2.0	1550	$1,840	$1.19	23d	1	1.11mi
4371 Fiddlers Bnd Loganville, GA	3.0	2.0	1569	$1,895	$1.21	4d	1	1.32mi
768 Wilkes Dr Loganville, GA	3.0	2.0	1714	$2,175	$1.27	30d	1	1.39mi
112 Chase Landing Dr Unit Gentry Loganville, GA	3.0	2.5	1830	$2,398	$1.31	4d	1	1.39mi
112 Chase Landing Dr Unit Macland Loganville, GA	4.0	2.5	1931	$2,280	$1.18	4d	1	1.39mi
333 Tara Commons Cir Loganville, GA	3.0	2.5	2049	$1,949	$0.95	93d	1	1.40mi
252 Tara Commons Dr Loganville, GA	3.0	2.5	2129	$1,895	$0.89	60d	1	1.41mi
453 Tara Commons Cir Loganville, GA	3.0	2.5	2049	$2,000	$0.98	35d	1	1.44mi

Property features AI

Finance

• Other: New construction with home warrantyListing accepts 1031 Exchange, Cash, Conventional, FHA, VA Loan
• HOA & community: Community association (fee applies)Association covers grounds maintenance, management fee, and swimming amenities

Exterior

• Parking: Garage (1 parking space)
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity availableWater availableSewer available
• Home design: Attached townhouseResidential propertyTwo levelsNew construction (2026)
• Construction: Composition roofSlab foundationBuilt in 2026Other construction materials
• Exterior features: PatioPool (community)Near shopping

Interior

• Kitchen: Kitchen islandPantrySolid surface countersDishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms (upper level laundry)
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Double vanityHigh ceilingsTray ceilingsWalk-in closetsFamily room fireplaceNo one above or below (multiwall unit)
• Laundry & utility: Laundry located on upper level

HOA detail $142/mo · $1,704/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $266,900 Active 78 DOM
2. 2026-08-06
   days on market $266,900 Active 76 DOM
3. 2026-08-05
   days on market $266,900 Active 75 DOM
4. 2026-08-04
   days on market $266,900 Active 74 DOM
5. 2026-08-03
   days on market $266,900 Active 73 DOM
6. 2026-07-31
   days on market $266,900 Active 70 DOM
7. 2026-07-30
   days on market $266,900 Active 69 DOM
8. 2026-07-30
   days on market $266,900 Active 68 DOM
9. 2026-07-28
   days on market $266,900 Active 67 DOM
10. 2026-07-26
    days on market $266,900 Active 65 DOM
11. 2026-07-24
    days on market $266,900 Active 63 DOM
12. 2026-07-23
    days on market $266,900 Active 62 DOM
13. 2026-07-22
    days on market $266,900 Active 61 DOM
14. 2026-07-21
    days on market $266,900 Active 60 DOM
15. 2026-07-20
    days on market $266,900 Active 59 DOM
16. 2026-07-18
    days on market $266,900 Active 57 DOM
17. 2026-07-18
    days on market $266,900 Active 56 DOM
18. 2026-07-16
    days on market $266,900 Active 55 DOM
19. 2026-07-15
    days on market $266,900 Active 54 DOM
20. 2026-07-14
    days on market $266,900 Active 53 DOM
21. 2026-07-13
    days on market $266,900 Active 52 DOM
22. 2026-07-13
    days on market $266,900 Active 51 DOM
23. 2026-07-11
    days on market $266,900 Active 50 DOM
24. 2026-07-10
    days on market $266,900 Active 49 DOM
25. 2026-07-09
    days on market $266,900 Active 48 DOM
26. 2026-07-07
    days on market $266,900 Active 46 DOM
27. 2026-07-06
    days on market $266,900 Active 45 DOM
28. 2026-07-06
    days on market $266,900 Active 44 DOM
29. 2026-07-05
    days on market $266,900 Active 43 DOM
30. 2026-07-03
    days on market $266,900 Active 42 DOM
31. 2026-07-02
    days on market $266,900 Active 41 DOM
32. 2026-07-01
    days on market $266,900 Active 40 DOM
33. 2026-06-30
    days on market $266,900 Active 39 DOM
34. 2026-06-29
    days on market $266,900 Active 38 DOM
35. 2026-06-28
    days on market $266,900 Active 37 DOM
36. 2026-06-27
    days on market $266,900 Active 36 DOM
37. 2026-06-26
    days on market $266,900 Active 35 DOM
38. 2026-06-24
    days on market $266,900 Active 33 DOM
39. 2026-06-22
    days on market $266,900 Active 31 DOM
40. 2026-06-21
    days on market $266,900 Active 30 DOM
41. 2026-06-18
    days on market $266,900 Active 27 DOM
42. 2026-06-17
    days on market $266,900 Active 26 DOM
43. 2026-06-16
    days on market $266,900 Active 25 DOM
44. 2026-06-15
    days on marketlisting id $266,900 Active 24 DOM
45. 2026-06-13
    days on market $266,900 Active 22 DOM
46. 2026-06-13
    days on market $266,900 Active 21 DOM
47. 2026-06-09
    days on market $266,900 Active 18 DOM
48. 2026-06-08
    days on market $266,900 Active 17 DOM
49. 2026-06-07
    days on market $266,900 Active 16 DOM
50. 2026-06-04
    days on market $266,900 Active 13 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: $27,094
• − Mortgage interest: −$16,519
• − Property taxes: −$4,424
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$1,704
• − Depreciation: −$8,579
• Taxable loss: −$9,941
• Est. tax savings @ 24.0%: +$2,386
• After-tax cash flow: $-2,370/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 · 24 photos

Excellent 100/100 None rehab

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

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value ↑
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency, making the home more attractive to buyers and renters ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Bay Creek Elementary School F GA #411/1,228 Nat'l #19,009/41,679 Middle Loganville Middle School D+ GA #89/470 Nat'l #4,159/14,009 High Loganville High School D GA #33/424 Nat'l #6,078/17,239

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

B Composite livability gradescore 74/100

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

• Census place: Loganville, GA
• County: Walton County · 98,098 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: New construction with home warrantyListing accepts 1031 Exchange, Cash, Conventional, FHA, VA Loan
• HOA & community: Community association (fee applies)Association covers grounds maintenance, management fee, and swimming amenities

Exterior

• Parking: Garage (1 parking space)
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity availableWater availableSewer available
• Home design: Attached townhouseResidential propertyTwo levelsNew construction (2026)
• Construction: Composition roofSlab foundationBuilt in 2026Other construction materials
• Exterior features: PatioPool (community)Near shopping

Interior

• Kitchen: Kitchen islandPantrySolid surface countersDishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms (upper level laundry)
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Double vanityHigh ceilingsTray ceilingsWalk-in closetsFamily room fireplaceNo one above or below (multiwall unit)
• Laundry & utility: Laundry located on upper level

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $266,900 GAMLS
• 2026-05-22 Listed $266,900 FMLS