The Pinehurst Plan · Loganville, GA 30052

$239,900

3 bd · 2.5 ba · 1,785 sqft · SingleFamily · 535 Days on market

Good condition ↓ 17% since listing

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Why this score? — see what drove the F 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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A covered entry and modern exterior style welcome you to The Pinehurst townhome. The Pinehurst features an open concept design which lets the light flow throughout the home, into the expansive family room. In the kitchen you may choose to retain the open flow or add a center island for more storage and counter space. The kitchen and dining room are off the back of the home and are steps away from the patio for back yard grilling. Upstairs you'll find a laundry room large enough for all your home utilities storage, and three bedrooms, two featuring a walk-in closet. At the front of the home, the owner's suite and ensuite are nicely appointed with a linen and water closet. Owner's suite windows at the front of the home bring in the natural light.

Key facts

• Laundry room
• Walk-in closet
• Open concept design

Tags

• OPEN CONCEPT DESIGN
• EXPANSIVE FAMILY ROOM
• CENTER ISLAND
• LAUNDRY ROOM
• WALK-IN CLOSET
• OWNER'S SUITE

🏗️ New construction. The $239,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $315,662.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (3.6% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.9% 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: Loganville Elementary School (math 59% / reading 51%, grade C, #178 of 1,228 statewide, top 15%, 1,033 students, 38% 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).
• Market conditions: Rents rising (+3.1%/yr); 1079 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 535 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

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 $211,112 (12.0% 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 535 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $315,662
• List price: $239,900
• Delta: -24.00%
• 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
948 Village View Cir	0.05mi	3/2.0	1,698 (-5%)	0mo	$312,000	$184	87
954 Village View Cir	0.07mi	3/2.0	1,683 (-6%)	3mo	$340,000	$202	82
964 Village View Cir	0.14mi	3/2.0	1,682 (-6%)	11mo	$315,000	$187	73
420 Towler Ct	0.48mi	3/2.0	1,667 (-7%)	1mo	$310,000	$186	64
936 Village View Cir	0.10mi	2/2.0 (-1)	1,605 (-10%)	11mo	$317,000	$198	63
406 Farm St	0.41mi	4/2.0 (+1)	1,884 (+6%)	4mo	$335,000	$178	61
815 Village Pl	0.19mi	3/2.0	1,563 (-12%)	10mo	$330,000	$211	61
906 Milton Cir	0.65mi	3/2.5	1,640 (-8%)	2mo	$318,500	$194	54
169 Holly Ct	0.53mi	3/2.5	1,574 (-12%)	6mo	$275,000	$175	50
2241 Baker Carter Dr	0.74mi	3/2.5	1,620 (-9%)	4mo	$315,000	$194	47
2335 Huntington Dr	0.47mi	3/2.0	1,545 (-13%)	8mo	$333,000	$216	47
1207 Saint James Pl	0.65mi	3/2.5	1,600 (-10%)	11mo	$309,990	$194	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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-73,369
• Equity at exit: $47,066

10-year hold

• IRR: -19.3%
• Equity multiple: -0.04×
• Total profit: $-91,611
• Equity at exit: $27,293

Cash invested: $88,385 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 9 under contract
• Months of supply: 5.3 mo (19%/mo absorbed)
• Median asking: $329,950 ($212/sqft)
• Median days on market: 55 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -16.5% vs 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: 1079
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$1,655
• Tax est. 1.5%: −$395 /mo · $4,735/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-354

Break-even live

Break-even rent $2,761

Max offer price $264,468

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-245	+0% $-354	+5% $-463	+10% $-572
Rent	-10% $-537	-5% $-445	+0% $-354	+5% $-262	+10% $-171
Rate	-1.0pp $-195	-0.5pp $-274	base $-354	+0.5pp $-436	+1.0pp $-519

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: $78,916
• Closing costs: $9,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Alexander Xing Loganville, GA	2.0–3.0	2.0–2.5	1381	$2,150	$1.56	0d	8	0.07mi
2290 Huntington Dr Loganville, GA	4.0	3.0	2132	$2,245	$1.05	12d	1	0.40mi
181 Holly Ct Loganville, GA	4.0	2.0	1878	$1,885	$1.00	4d	1	0.54mi
200 Towler Dr Loganville, GA	4.0	2.0	1823	$2,099	$1.15	8d	1	0.73mi
160 Cown Dr Loganville, GA	3.0	2.0	1404	$1,650	$1.18	73d	1	0.76mi
2239 Baker Carter Dr Loganville, GA	4.0	2.5	2157	$2,595	$1.20	48d	1	0.77mi
249 Meadows Dr Loganville, GA	1.0–3.0	1.0–2.0	1074	$1,895	$1.76	23d	1	0.88mi
2217 Baker Carter Dr Loganville, GA	3.0	2.5	1620	$1,870	$1.15	93d	1	0.89mi
560 Lee Byrd Rd Loganville, GA	4.0	2.0	1845	$2,130	$1.15	10d	1	0.90mi
560 Lee Byrd Rd Loganville, GA	3.0	1.0	1550	$1,780	$1.15	4d	1	0.90mi
810 Tucker Trl Loganville, GA	4.0	3.0	2513	$2,235	$0.89	42d	1	0.90mi
127 Perry St Loganville, GA	4.0	3.0	1616	$2,350	$1.45	3d	1	0.93mi
4371 Fiddlers Bnd Loganville, GA	3.0	2.0	1569	$1,895	$1.21	4d	1	0.95mi
768 Wilkes Dr Loganville, GA	3.0	2.0	1714	$2,175	$1.27	30d	1	1.02mi
1169 Granite Ln Loganville, GA	3.0	2.0	1430	$1,790	$1.25	33d	1	1.07mi
413 Bob Wood Dr Loganville, GA	3.0	2.0	1346	$1,903	$1.41	4d	1	1.15mi
1149 Granite Ln Loganville, GA	3.0	2.0	1450	$1,950	$1.34	23d	1	1.16mi
205 Towler Shoals Dr Loganville, GA	3.0	2.0	1734	$2,230	$1.29	60d	1	1.19mi
112 Chase Landing Dr Unit Gentry Loganville, GA	3.0	2.5	1830	$2,398	$1.31	4d	1	1.21mi
112 Chase Landing Dr Unit Macland Loganville, GA	4.0	2.5	1931	$2,280	$1.18	4d	1	1.21mi
1121 Point Place Dr Loganville, GA	3.0	2.5	2214	$2,300	$1.04	16d	1	1.24mi
156 Chase Landing Dr Unit Martin Loganville, GA	4.0	2.5	2335	$2,292	$0.98	0d	1	1.25mi
1020 Point Place Dr Loganville, GA	3.0	2.5	2301	$2,350	$1.02	66d	1	1.27mi
301 Victory Gallup Ln Loganville, GA	4.0	2.5	2335	$2,991	$1.28	0d	1	1.27mi
731 Point Place Dr Loganville, GA	3.0	2.5	2230	$2,350	$1.05	19d	1	1.27mi
731 Point Place Dr Loganville, GA	3.0	2.5	2301	$2,290	$1.00	4d	1	1.27mi
741 Point Place Dr Loganville, GA	3.0	2.5	2301	$2,350	$1.02	93d	1	1.27mi
410 Point Place Dr Loganville, GA	3.0	2.5	2234	$2,400	$1.07	73d	1	1.27mi
840 Point Place Dr Loganville, GA	3.0	2.5	2214	$2,300	$1.04	67d	1	1.29mi
660 Point Place Dr Loganville, GA	3.0	2.5	2234	$2,600	$1.16	38d	1	1.30mi
4140 Fox Chase Dr Loganville, GA	3.0	2.0	1356	$2,011	$1.48	1d	1	1.31mi
608 Hunters Cove Ln Loganville, GA	3.0	2.0	1550	$1,840	$1.19	23d	1	1.31mi
729 Fallowfield Dr Loganville, GA	3.0	2.0	1832	$2,165	$1.18	41d	1	1.32mi

Listing history 50 events

1. 2026-08-08
   days on market $239,900 Active 535 DOM
2. 2026-08-06
   days on market $239,900 Active 533 DOM
3. 2026-08-05
   days on market $239,900 Active 532 DOM
4. 2026-08-04
   days on market $239,900 Active 531 DOM
5. 2026-08-03
   days on market $239,900 Active 530 DOM
6. 2026-07-31
   days on market $239,900 Active 527 DOM
7. 2026-07-30
   days on market $239,900 Active 526 DOM
8. 2026-07-30
   days on market $239,900 Active 525 DOM
9. 2026-07-28
   days on market $239,900 Active 524 DOM
10. 2026-07-26
    days on market $239,900 Active 522 DOM
11. 2026-07-24
    days on market $239,900 Active 520 DOM
12. 2026-07-23
    days on market $239,900 Active 519 DOM
13. 2026-07-22
    days on market $239,900 Active 518 DOM
14. 2026-07-21
    days on market $239,900 Active 517 DOM
15. 2026-07-20
    days on market $239,900 Active 516 DOM
16. 2026-07-18
    days on market $239,900 Active 514 DOM
17. 2026-07-18
    days on market $239,900 Active 513 DOM
18. 2026-07-16
    days on market $239,900 Active 512 DOM
19. 2026-07-15
    days on market $239,900 Active 511 DOM
20. 2026-07-14
    days on market $239,900 Active 510 DOM
21. 2026-07-13
    days on market $239,900 Active 509 DOM
22. 2026-07-13
    days on market $239,900 Active 508 DOM
23. 2026-07-11
    days on market $239,900 Active 507 DOM
24. 2026-07-10
    days on market $239,900 Active 506 DOM
25. 2026-07-09
    days on market $239,900 Active 505 DOM
26. 2026-07-07
    days on market $239,900 Active 503 DOM
27. 2026-07-06
    days on market $239,900 Active 502 DOM
28. 2026-07-06
    days on market $239,900 Active 501 DOM
29. 2026-07-05
    days on market $239,900 Active 500 DOM
30. 2026-07-03
    days on market $239,900 Active 499 DOM
31. 2026-07-02
    days on market $239,900 Active 498 DOM
32. 2026-07-01
    days on market $239,900 Active 497 DOM
33. 2026-06-30
    days on market $239,900 Active 496 DOM
34. 2026-06-29
    days on market $239,900 Active 495 DOM
35. 2026-06-28
    days on market $239,900 Active 494 DOM
36. 2026-06-27
    days on market $239,900 Active 493 DOM
37. 2026-06-26
    days on market $239,900 Active 492 DOM
38. 2026-06-24
    days on market $239,900 Active 490 DOM
39. 2026-06-22
    days on market $239,900 Active 488 DOM
40. 2026-06-21
    days on market $239,900 Active 487 DOM
41. 2026-06-18
    days on market $239,900 Active 484 DOM
42. 2026-06-17
    days on market $239,900 Active 483 DOM
43. 2026-06-16
    days on market $239,900 Active 482 DOM
44. 2026-06-15
    days on market $239,900 Active 481 DOM
45. 2026-06-13
    days on market $239,900 Active 479 DOM
46. 2026-06-13
    days on market $239,900 Active 478 DOM
47. 2026-06-09
    days on market $239,900 Active 475 DOM
48. 2026-06-08
    days on market $239,900 Active 474 DOM
49. 2026-06-07
    days on market $239,900 Active 473 DOM
50. 2026-06-04
    days on market $239,900 Active 470 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,762
• − Mortgage interest: −$17,682
• − Property taxes: −$4,735
• − Insurance: −$1,578
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$9,183
• Taxable loss: −$9,858
• Est. tax savings @ 24.0%: +$2,366
• After-tax cash flow: $-1,880/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

Good 75/100 Cosmetic rehab Est. rehab $8,925–$26,775 screening

The Pinehurst townhome is in good condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can attract more potential buyers ↑
• Both Interior cleaning — A clean interior can make the home more appealing to buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

Price history

-17.2% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $239,900 Zillow
• 2026-03-25 Price Changed $259,900 Zillow
• 2026-01-23 Price Changed $274,900 Zillow
• 2025-02-19 Listed $289,900 Zillow