3710 Rambling Woods Dr · Loganville, GA 30052

$270,000

3 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 47 Days on market

Built 1997 2.27 ac lot $228/sqft · 37% above area Est $394k · 31% 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this adorable home, perfectly suited for your family's needs or a great starter home for first time home buyers! It features 3 bedrooms and 2 full baths on 2 1/4 acres nestled in a cul-de-sac! The large living room flows seemlessly into the dining area and into the kitchen. The window in the kitchen overlooks a wonderful wooded lot for a mountain feel! The large primary bedroom has an updated primary ensuite bathroom and double vanitiy. 2 other bedrooms share another full bathroom. The FULL UNFINISHED basement provides another approximately 1,184 so plenty of room to customize and expand your living space as your needs grow. The backyard has a lovely flowing creek, bringing tranquility and nature right to your doorstep. Located in a great school district, this home offers both comfort and convenience to supermarkets and shopping. Don't miss out on this wonderful opportunity - schedule your tour today!

Key facts

• Wooded lot
• Flowing creek
• Cul-de-sac

Tags

• CUL-DE-SAC
• WOODED LOT
• FULL UNFINISHED BASEMENT
• FLOWING CREEK
• GREAT SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-30 ($-364/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (18.2% below list).
• Recommended offer: $221k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Market conditions: Rents rising (+3.1%/yr); 847 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 $8k 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 47 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $163k; list at $270k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,778 (18.2% 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 47 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (median comp): $393,932
• List price: $270,000
• Delta: -31.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3711 Rambling Woods Dr	0.02mi	3/2.0	1,184 (0%)	4mo	$260,000	$220	96
2303 Nancy Ct	0.15mi	3/2.0	1,200 (+1%)	9mo	$305,000	$254	83
2035 Primrose Ln	0.53mi	3/3.0	1,344 (+14%)	7mo	$303,500	$226	43

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-45,441
• Equity at exit: $40,258

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-41,053
• Equity at exit: $23,345

Cash invested: $75,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,208 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$246 /mo · $2,953/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-30

Break-even live

Break-even rent $2,246

Max offer price $264,638

Occupancy floor 96%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-02
   statusdays on market $270,000 Pending 47 DOM
2. 2026-06-01
   days on market $270,000 Active 46 DOM
3. 2026-05-31
   days on market $270,000 Active 45 DOM
4. 2026-04-20
   listed $275,000 New 925-char remark

   Show marketing remark (942 chars)

   Discover this adorable home, perfectly suited for your family’s needs or a great starter home for first time home buyers! It features 3 bedrooms and 2 full baths on 2 1/4 acres nestled in a cul-de-sac! The large living room flows seemlessly into the dining area and into the kitchen. The window in the kitchen overlooks a wonderful wooded lot for a mountain feel! The large primary bedroom has an updated primary ensuite bathroom and double vanity. 2 other bedrooms share another full bathroom. The FULL UNFINISHED basement provides another approximately 1,184 so plenty of room to customize and expand your living space as your needs grow. The backyard has a lovely flowing creek, bringing tranquility and nature right to your doorstep. Located in a great school district, this home offers both comfort and convenience to supermarkets and shopping. Don’t miss out on this wonderful opportunity — schedule your tour today!

5. 2026-04-20
   status Active 942-char remark

   Show marketing remark (942 chars)

   Discover this adorable home, perfectly suited for your family’s needs or a great starter home for first time home buyers! It features 3 bedrooms and 2 full baths on 2 1/4 acres nestled in a cul-de-sac! The large living room flows seemlessly into the dining area and into the kitchen. The window in the kitchen overlooks a wonderful wooded lot for a mountain feel! The large primary bedroom has an updated primary ensuite bathroom and double vanity. 2 other bedrooms share another full bathroom. The FULL UNFINISHED basement provides another approximately 1,184 so plenty of room to customize and expand your living space as your needs grow. The backyard has a lovely flowing creek, bringing tranquility and nature right to your doorstep. Located in a great school district, this home offers both comfort and convenience to supermarkets and shopping. Don’t miss out on this wonderful opportunity — schedule your tour today!

6. 2026-03-26
   historical $275,000 925-char remark

   Show marketing remark (925 chars)

   Discover this adorable home, perfectly suited for your family's needs or a great starter home for first time home buyers! It features 3 bedrooms and 2 full baths on 2 1/4 acres nestled in a cul-de-sac! The large living room flows seemlessly into the dining area and into the kitchen. The window in the kitchen overlooks a wonderful wooded lot for a mountain feel! The large primary bedroom has an updated primary ensuite bathroom and double vanitiy. 2 other bedrooms share another full bathroom. The FULL UNFINISHED basement provides another approximately 1,184 so plenty of room to customize and expand your living space as your needs grow. The backyard has a lovely flowing creek, bringing tranquility and nature right to your doorstep. Located in a great school district, this home offers both comfort and convenience to supermarkets and shopping. Don't miss out on this wonderful opportunity - schedule your tour today!

7. 2026-03-19
   listed $275,000 New 925-char remark

   Show marketing remark (942 chars)

   Discover this adorable home, perfectly suited for your family’s needs or a great starter home for first time home buyers! It features 3 bedrooms and 2 full baths on 2 1/4 acres nestled in a cul-de-sac! The large living room flows seemlessly into the dining area and into the kitchen. The window in the kitchen overlooks a wonderful wooded lot for a mountain feel! The large primary bedroom has an updated primary ensuite bathroom and double vanity. 2 other bedrooms share another full bathroom. The FULL UNFINISHED basement provides another approximately 1,184 so plenty of room to customize and expand your living space as your needs grow. The backyard has a lovely flowing creek, bringing tranquility and nature right to your doorstep. Located in a great school district, this home offers both comfort and convenience to supermarkets and shopping. Don’t miss out on this wonderful opportunity — schedule your tour today!

8. 2026-03-19
   listed $275,000 Active 942-char remark

   Show marketing remark (942 chars)

   Discover this adorable home, perfectly suited for your family’s needs or a great starter home for first time home buyers! It features 3 bedrooms and 2 full baths on 2 1/4 acres nestled in a cul-de-sac! The large living room flows seemlessly into the dining area and into the kitchen. The window in the kitchen overlooks a wonderful wooded lot for a mountain feel! The large primary bedroom has an updated primary ensuite bathroom and double vanity. 2 other bedrooms share another full bathroom. The FULL UNFINISHED basement provides another approximately 1,184 so plenty of room to customize and expand your living space as your needs grow. The backyard has a lovely flowing creek, bringing tranquility and nature right to your doorstep. Located in a great school district, this home offers both comfort and convenience to supermarkets and shopping. Don’t miss out on this wonderful opportunity — schedule your tour today!

9. 2019-07-26
   soldstatus $162,900
10. 2019-07-19
    soldstatus $162,900 Closed
11. 2019-07-19
    soldstatus $162,000 Sold
12. 2019-06-17
    status Under Contract
13. 2019-06-11
    status Pending
14. 2019-06-07
    listed $162,900 Active
15. 2019-06-07
    listed $162,900 New

ⓘ 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: $2,953 · $246/mo
• Projected year-2 tax: $2,953 · $246/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 5/10 Major 7 d/yr ≥104°F today · 17 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,493
• − Mortgage interest: −$15,124
• − Property taxes: −$2,953
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$7,855
• Taxable loss: −$5,027
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $842/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

+68.8% since first listed

12 events — show timeline

• 2026-04-20 Listed $275,000 GAMLS
• 2026-04-20 Relisted — FMLS
• 2026-03-26 Coming Soon $275,000 GAMLS
• 2026-03-19 Listed $275,000 FMLS
• 2026-03-19 Listed $275,000 GAMLS
• 2019-07-26 Sold (Public Records) $162,900 Public Records
• 2019-07-19 Sold (MLS) $162,000 GAMLS
• 2019-07-19 Sold (MLS) $162,900 FMLS
• 2019-06-17 Pending — GAMLS
• 2019-06-11 Pending — FMLS
• 2019-06-07 Listed $162,900 GAMLS
• 2019-06-07 Listed $162,900 FMLS

Property tax history

+4.8%/yr

Latest (2025): $2,953 · +6.0% YoY. Source: county tax records.