86 Alameda St · Loganville, GA 30052

$269,900

3 bd · 2.5 ba · 1,785 sqft · SingleFamily · 42 Days on market

Built 2026 Excellent condition $151/sqft · 30% below area Est $384k · 30% under

---

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 +13.2/30.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-In Ready July! The Pinehurst floorplan in Smith Douglas Homes highly anticipated Fuller Station communitywhere location truly stands out. This spacious townhome offers an open-concept design with upscale finishes throughout, including a kitchen with 42 upper cabinets, a center island, tile backsplash, quartz countertops, and a sleek chrome interior package featuring stylish chrome finishes and upgraded lighting. The family room is anchored by a modern linear fireplace and enhanced with a ceiling fan and designer light fixtures, creating a warm and inviting living space.

Key facts

• Quartz countertops
• Open concept design
• Center island

Tags

• OPEN CONCEPT DESIGN
• KITCHEN WITH 42 UPPER CABINETS
• CENTER ISLAND
• TILE BACKSPLASH
• QUARTZ COUNTERTOPS
• MODERN LINEAR FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-6 ($-75/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (12.8% below list).
• Recommended offer: $235k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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); 1263 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 77d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 30% 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 $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 42 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,314 (12.8% 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 42 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (median comp): $383,791
• List price: $269,900
• Delta: -29.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 Meadowsong Cir	0.45mi	3/2.5	1,744 (-2%)	4mo	$325,000	$186	72
1585 Glen Rose Ct	0.19mi	3/2.0	1,612 (-10%)	4mo	$360,000	$223	70
1587 Heartwood Dr	0.08mi	3/2.0	2,044 (+14%)	3mo	$380,000	$186	68
1955 Keswick Place Dr	0.44mi	4/3.5 (+1)	1,788 (+0%)	3mo	$385,000	$215	68
1811 Hayden Mill Ct	0.43mi	3/2.5	1,689 (-5%)	4mo	$385,000	$228	68
825 Meadowsong Cir	0.49mi	4/2.5 (+1)	1,857 (+4%)	3mo	$374,999	$202	63
1381 Shady Cove Ln	0.65mi	3/2.0	1,724 (-3%)	2mo	$377,000	$219	61
680 Trellis Pond Ct	0.73mi	3/2.0	1,747 (-2%)	0mo	$337,900	$193	60
1795 Lawrenceville Suwanee Rd	0.55mi	3/2.0	1,683 (-6%)	6mo	$335,000	$199	58
1798 Lawrenceville Suwanee Rd	0.50mi	4/2.0 (+1)	1,878 (+5%)	8mo	$440,000	$234	55
805 Meadowsong Cir	0.49mi	4/2.5 (+1)	2,000 (+12%)	5mo	$375,000	$188	48
664 Stampmill Ct	0.54mi	3/2.0	2,011 (+13%)	7mo	$420,000	$209	46

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-43,813
• Equity at exit: $40,243

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-37,349
• Equity at exit: $23,336

Cash invested: $75,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 21 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $360,000 ($190/sqft)
• Median days on market: 35 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: +13.1% above current asking $/sqft

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: 1263
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,353 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-6

Break-even live

Break-even rent $2,361

Max offer price $268,997

Occupancy floor 95%

Sensitivity live

Price	-10% $180	-5% $87	+0% $-6	+5% $-99	+10% $-193
Rent	-10% $-192	-5% $-99	+0% $-6	+5% $87	+10% $180
Rate	-1.0pp $130	-0.5pp $62	base $-6	+0.5pp $-76	+1.0pp $-147

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: $67,475
• Closing costs: $8,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
964 Bexhill Dr Lawrenceville, GA	3.0	2.5	1868	$2,045	$1.09	7d	1	0.21mi
909 Michael Lee Way Lawrenceville, GA	3.0	2.0	2000	$2,299	$1.15	82d	1	0.23mi
625 Waltman Point Pl Lawrenceville, GA	3.0	2.5	1750	$2,195	$1.25	69d	1	0.35mi
625 Waltman Point Pl Lawrenceville, GA	3.0	2.5	1750	$2,195	$1.25	72d	1	0.35mi
615 Waltman Point Pl Lawrenceville, GA	4.0	2.0	1842	$2,275	$1.24	65d	1	0.37mi
620 Claredon Ct Lawrenceville, GA	4.0	2.5	2002	$2,215	$1.11	6d	1	0.45mi
830 Meadowsong Cir Lawrenceville, GA	4.0	3.5	2156	$2,300	$1.07	108d	1	0.48mi
1570 Swan Valley Ct Lawrenceville, GA	4.0	2.5	2380	$2,600	$1.09	114d	1	0.49mi
570 Sterling Pointe Ct Lawrenceville, GA	4.0	2.5	1729	$2,400	$1.39	45d	1	0.57mi
652 Overlook Wood Way Lawrenceville, GA	4.0	2.5	2080	$2,400	$1.15	139d	1	0.60mi
1444 Riverwood Ct Lawrenceville, GA	3.0	2.0	1436	$1,799	$1.25	139d	1	0.64mi
1398 Field Creek Ter Lawrenceville, GA	3.0	2.5	1948	$2,390	$1.23	11d	1	0.65mi
1860 Suwanee Ridge Ct Lawrenceville, GA	3.0	2.0	1312	$1,875	$1.43	93d	1	0.66mi
1909 Suwanee Valley Rd Lawrenceville, GA	4.0	2.5	1824	$2,295	$1.26	139d	1	0.67mi
1909 Suwanee Valley Rd Lawrenceville, GA	4.0	2.5	1824	$1,995	$1.09	0d	1	0.67mi
960 Summit Lake Trl Lawrenceville, GA	3.0	2.0	1880	$2,220	$1.18	88d	1	0.68mi
1021 Orchard Mill Ln Lawrenceville, GA	3.0	2.5	2190	$2,300	$1.05	139d	1	0.71mi
930 Misty Creek Ct Lawrenceville, GA	3.0	2.0	1608	$1,850	$1.15	100d	1	0.73mi
865 Trellis Pond Ct Lawrenceville, GA	3.0	2.0	2085	$1,610	$0.77	19d	1	0.79mi
710 Station View Run Lawrenceville, GA	3.0	2.5	2348	$2,295	$0.98	62d	1	0.83mi
434 Ashwood Dr Lawrenceville, GA	3.0	2.0	1374	$1,801	$1.31	120d	1	0.87mi
1264 Gables View Pl Lawrenceville, GA	3.0	2.5	2366	$2,196	$0.93	51d	1	0.87mi
1570 Twin Bridge Ln Lawrenceville, GA	4.0	2.5	2498	$2,550	$1.02	139d	1	0.87mi
1182 Plunkett Way Lawrenceville, GA	3.0	2.0	1392	$1,899	$1.36	6d	1	0.92mi
524 Meadowfield Ct Lawrenceville, GA	4.0	2.5	2240	$2,375	$1.06	139d	1	0.92mi
577 Woodland Park Ter Lawrenceville, GA	3.0	2.5	1940	$2,000	$1.03	114d	1	0.98mi
1875 Marsh Creek Dr Lawrenceville, GA	3.0	2.0	1796	$2,241	$1.25	26d	1	0.99mi
561 Woodland Park Ter Lawrenceville, GA	3.0	2.5	1689	$2,000	$1.18	49d	1	1.00mi
2104 Watercrest Cir Lawrenceville, GA	3.0	2.5	1796	$2,165	$1.21	76d	1	1.00mi
1264 Watercrest Cir Lawrenceville, GA	3.0	3.0	1700	$2,150	$1.26	19d	1	1.01mi
1264 Watercrest Cir Lawrenceville, GA	3.0	3.0	1700	$2,150	$1.26	67d	1	1.01mi
1630 Green Oak Cir Lawrenceville, GA	4.0	2.5	2602	$2,700	$1.04	89d	1	1.04mi
1175 McKendree Church Rd Lawrenceville, GA	1.0–3.0	1.0–2.0	1087	$1,804	$1.66	5d	40	1.06mi
1150 River Overlook Dr Lawrenceville, GA	4.0	2.5	2338	$3,250	$1.39	120d	1	1.11mi
1218 Raleigh Way Lawrenceville, GA	3.0	2.5	2410	$2,310	$0.96	69d	1	1.13mi
1475 Watercrest Cir Lawrenceville, GA	3.0	2.5	1660	$1,919	$1.16	19d	1	1.16mi
545 River Overlook Dr Lawrenceville, GA	4.0	2.5	2600	$2,400	$0.92	19d	1	1.17mi
1000 Parkside Wood Ct Lawrenceville, GA	3.0	2.5	1839	$2,150	$1.17	84d	1	1.17mi
1033 Haley Woods Ln Lawrenceville, GA	4.0	2.5	1912	$2,330	$1.22	88d	1	1.21mi
1033 Haley Woods Ln Lawrenceville, GA	4.0	2.5	1912	$2,330	$1.22	120d	1	1.21mi

Listing history 11 events

1. 2026-06-09
   days on market $269,900 Active 42 DOM
2. 2026-06-08
   days on market $269,900 Active 41 DOM
3. 2026-06-07
   days on market $269,900 Active 40 DOM
4. 2026-06-04
   days on market $269,900 Active 37 DOM
5. 2026-06-03
   days on market $269,900 Active 36 DOM
6. 2026-06-02
   days on market $269,900 Active 35 DOM
7. 2026-06-01
   days on market $269,900 Active 34 DOM
8. 2026-05-31
   days on market $269,900 Active 33 DOM
9. 2026-05-18
   price $269,900 1386-char remark
10. 2026-05-07
    price $289,900 1386-char remark
11. 2026-04-28
    listed $291,470 Active 1386-char remark

ⓘ 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: $28,238
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$7,852
• Taxable loss: −$4,649
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $1,041/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 · 1 photo

Excellent 95/100 None rehab

This move-in ready townhome in the Fuller Station community is in excellent condition with no visible repairs needed. It offers a spacious floor plan and upscale finishes, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Lighting upgrades — Modern lighting can improve the home's ambiance and energy efficiency ↑
• Both Landscaping enhancements — Aesthetic improvements can boost curb appeal and property value ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Mckendree Elementary School F GA #612/1,228 Nat'l #25,956/41,679 Middle Creekland Middle School D- GA #122/470 Nat'l #5,285/14,009 High Collins Hill High School F GA #101/424 Nat'l #10,273/17,239

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

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

• County: Walton County · 1,106,028 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

---

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