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 $388k · 30% under

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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 +13.8/30.0
• Condition / age +4.8/5.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 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. An open iron rail staircase leads to the second-floor primary suite, highlighted by a tray ceiling and a spa-like ens

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 $25 ($297/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (11.4% below list).
• Recommended offer: $239k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Market conditions: Rents rising (+3.1%/yr); 847 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 31% 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 $239,240 (11.4% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $387,698
• List price: $269,900
• Delta: -30.38%
• 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
1596 Poplarwood Ln	0.07mi	3/3.0	1,780 (-0%)	5mo	$390,000	$219	90
1811 Hayden Mill Ct	0.43mi	3/2.5	1,689 (-5%)	1mo	$385,000	$228	70
941 Garden Oak Ct	0.33mi	3/2.5	1,662 (-7%)	6mo	$369,000	$222	68
850 Ashley Laine Walk	0.38mi	3/2.5	1,911 (+7%)	5mo	$397,000	$208	66
568 Russell Rd	0.52mi	3/2.0	1,704 (-4%)	6mo	$228,000	$134	61
1795 Lawrenceville Suwanee Rd	0.55mi	3/2.0	1,683 (-6%)	3mo	$335,000	$199	60
1798 Lawrenceville Suwanee Rd	0.50mi	4/2.0 (+1)	1,878 (+5%)	4mo	$440,000	$234	57
1830 Mckendree Lake Dr	0.44mi	3/2.0	1,584 (-11%)	5mo	$350,000	$221	54
805 Meadowsong Cir	0.49mi	4/2.5 (+1)	2,000 (+12%)	2mo	$375,000	$188	51
1425 Wheatfield Dr	0.56mi	3/2.0	1,597 (-10%)	6mo	$346,000	$217	50
664 Stampmill Ct	0.54mi	3/2.0	2,011 (+13%)	4mo	$420,000	$209	48
940 Meadowsong Cir	0.40mi	4/2.5 (+1)	2,042 (+14%)	7mo	$450,000	$220	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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-41,832
• Equity at exit: $40,243

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-33,058
• 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 →

ZIP-level market 30052

• Home prices YoY: -31.8%
• Rents YoY: 3.1%
• Active inventory: 847
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,392 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $25

Break-even live

Break-even rent $2,361

Max offer price $269,900

Occupancy floor 94%

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
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
830 Meadowsong Cir Lawrenceville, GA	4.0	3.5	2156	$2,300	$1.07	12d	1	0.48mi
1570 Swan Valley Ct Lawrenceville, GA	4.0	2.5	2380	$2,600	$1.09	18d	1	0.49mi
652 Overlook Wood Way Lawrenceville, GA	4.0	2.5	2080	$2,400	$1.15	43d	1	0.60mi
1444 Riverwood Ct Lawrenceville, GA	3.0	2.0	1436	$1,799	$1.25	43d	1	0.64mi
1860 Suwanee Ridge Ct Lawrenceville, GA	3.0	2.0	1312	$1,890	$1.44	24d	1	0.66mi
1909 Suwanee Valley Rd Lawrenceville, GA	4.0	2.5	1824	$2,295	$1.26	43d	1	0.67mi
960 Summit Lake Trl Lawrenceville, GA	3.0	2.0	1880	$2,270	$1.21	5d	1	0.68mi
1021 Orchard Mill Ln Lawrenceville, GA	3.0	2.5	2190	$2,300	$1.05	43d	1	0.71mi
930 Misty Creek Ct Lawrenceville, GA	3.0	2.0	1608	$1,850	$1.15	5d	1	0.73mi
434 Ashwood Dr Lawrenceville, GA	3.0	2.0	1374	$1,801	$1.31	24d	1	0.87mi
1264 Gables View Pl Lawrenceville, GA	3.0	2.5	2366	$2,461	$1.04	5d	1	0.87mi
1570 Twin Bridge Ln Lawrenceville, GA	4.0	2.5	2498	$2,550	$1.02	43d	1	0.87mi
524 Meadowfield Ct Lawrenceville, GA	4.0	2.5	2240	$2,375	$1.06	43d	1	0.92mi
577 Woodland Park Ter Lawrenceville, GA	3.0	2.5	1940	$2,000	$1.03	18d	1	0.98mi
1264 Watercrest Cir Lawrenceville, GA	3.0	3.0	1700	$2,250	$1.32	12d	1	1.01mi
1630 Green Oak Cir Lawrenceville, GA	4.0	2.5	2602	$2,800	$1.08	20d	1	1.04mi
1175 McKendree Church Rd Lawrenceville, GA	1.0–3.0	1.0–2.0	1087	$2,085	$1.92	1d	43	1.06mi
1150 River Overlook Dr Lawrenceville, GA	4.0	2.5	2338	$3,250	$1.39	24d	1	1.11mi
1218 Raleigh Way Lawrenceville, GA	2.0	2.5	2410	$2,530	$1.05	16d	1	1.13mi
1033 Haley Woods Ln Lawrenceville, GA	4.0	2.5	1912	$2,330	$1.22	24d	1	1.21mi
1012 Haley Woods Ct Lawrenceville, GA	3.0	2.5	1839	$2,200	$1.20	2d	1	1.24mi
1047 Haley Woods Ct Unit 1 Lawrenceville, GA	3.0	2.5	1839	$2,300	$1.25	19d	1	1.24mi
1023 Habersham Ln Lawrenceville, GA	3.0	2.0	1450	$1,600	$1.10	43d	1	1.25mi
599 Rivulett Ct Lawrenceville, GA	3.0	2.5	1705	$2,200	$1.29	21d	1	1.26mi
1453 Allison Ct Lawrenceville, GA	3.0	2.0	1468	$2,100	$1.43	24d	1	1.33mi
1000 Duluth Hwy Lawrenceville, GA	1.0–2.0	1.0–2.0	1001	$1,599	$1.60	1d	20	1.39mi
1710 Omie Way Lawrenceville, GA	4.0	3.0	2400	$2,450	$1.02	12d	1	1.39mi
345 Oak Dr , GA	2.0–4.0	2.5	1797	$2,650	$1.47	5d	61	1.45mi
980 Walther Blvd Lawrenceville, GA	1.0–2.0	1.0–2.0	1033	$1,702	$1.65	1d	57	1.49mi

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: $28,709
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$7,852
• Taxable loss: −$4,253
• Est. tax savings @ 24.0%: +$1,021
• After-tax cash flow: $1,318/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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