The Pinehurst Plan · Loganville, GA 30052

$239,900

3 bd · 2.5 ba · 1,785 sqft · SingleFamily · 487 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 +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• 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 — $315,290.

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 $-364 ($-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 $230k (4.2% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.9% vs local median 4.0% 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.
• Market conditions: Rents rising (+3.1%/yr); 858 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 487 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 487 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: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $315,290
• List price: $239,900
• Delta: -23.91%
• 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
954 Village View Cir	0.07mi	3/2.0	1,683 (-6%)	2mo	$340,000	$202	84
964 Village View Cir	0.14mi	3/2.0	1,682 (-6%)	9mo	$315,000	$187	74
936 Village View Cir	0.10mi	2/2.0 (-1)	1,605 (-10%)	9mo	$317,000	$198	64
806 Village Pl	0.13mi	3/2.0	1,565 (-12%)	10mo	$315,000	$201	63
406 Farm St	0.41mi	4/2.0 (+1)	1,884 (+6%)	3mo	$335,000	$178	62
804 Village Pl	0.12mi	2/2.0 (-1)	1,605 (-10%)	10mo	$330,000	$206	62
815 Village Pl	0.19mi	3/2.0	1,563 (-12%)	8mo	$330,000	$211	62
906 Milton Cir	0.65mi	3/2.5	1,640 (-8%)	1mo	$318,500	$194	56
169 Holly Ct	0.53mi	3/2.5	1,574 (-12%)	5mo	$275,000	$175	51
2241 Baker Carter Dr	0.74mi	3/2.5	1,620 (-9%)	3mo	$315,000	$194	48
2335 Huntington Dr	0.47mi	3/2.0	1,545 (-13%)	7mo	$333,000	$216	48
1207 Saint James Pl	0.65mi	3/2.5	1,600 (-10%)	10mo	$309,990	$194	44

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: -24.6%
• Equity multiple: 0.16×
• Total profit: $-73,952
• Equity at exit: $47,011

10-year hold

• IRR: -19.8%
• Equity multiple: -0.05×
• Total profit: $-92,953
• Equity at exit: $27,261

Cash invested: $88,281 (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: 858
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,653
• Tax est. 1.5%: −$394 /mo · $4,729/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-364

Break-even live

Break-even rent $2,758

Max offer price $262,640

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-255	+0% $-364	+5% $-473	+10% $-582
Rent	-10% $-545	-5% $-455	+0% $-364	+5% $-273	+10% $-182
Rate	-1.0pp $-205	-0.5pp $-284	base $-364	+0.5pp $-446	+1.0pp $-529

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: $78,823
• Closing costs: $9,459
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Alexander Xing Loganville, GA	2.0–3.0	2.0–2.5	1381	$1,895	$1.37	0d	13	0.07mi
181 Holly Ct Loganville, GA	4.0	2.0	1878	$2,005	$1.07	6d	1	0.54mi
160 Cown Dr Loganville, GA	3.0	2.0	1404	$1,650	$1.18	25d	1	0.76mi
2239 Baker Carter Dr Loganville, GA	4.0	2.5	2157	$2,595	$1.20	0d	1	0.77mi
249 Meadows Dr Loganville, GA	1.0–3.0	1.0–2.0	1074	$1,895	$1.76	44d	1	0.79mi
2217 Baker Carter Dr Loganville, GA	3.0	2.5	1620	$1,870	$1.15	44d	1	0.89mi
810 Tucker Trl Loganville, GA	4.0	3.0	2513	$2,280	$0.91	0d	1	0.90mi
127 Perry St Loganville, GA	4.0	3.0	1616	$2,450	$1.52	23d	1	0.93mi
1169 Granite Ln Loganville, GA	3.0	2.0	1430	$2,025	$1.42	3d	1	1.07mi
413 Bob Wood Dr Loganville, GA	3.0	2.0	1346	$2,123	$1.58	25d	1	1.15mi
205 Towler Shoals Dr Loganville, GA	3.0	2.0	1734	$2,230	$1.29	12d	1	1.19mi
112 Chase Landing Dr Unit Macland Loganville, GA	4.0	2.5	1931	$2,633	$1.36	4d	1	1.21mi
112 Chase Landing Dr Unit Gentry Loganville, GA	3.0	2.5	1830	$2,797	$1.53	4d	1	1.21mi
156 Chase Landing Dr Unit Martin Loganville, GA	4.0	2.5	2335	$2,788	$1.19	4d	1	1.25mi
1020 Point Place Dr Loganville, GA	3.0	2.5	2301	$2,350	$1.02	18d	1	1.27mi
301 Victory Gallup Ln Loganville, GA	3.0–4.0	2.5	2082	$2,379	$1.14	0d	1	1.27mi
741 Point Place Dr Loganville, GA	3.0	2.5	2301	$2,350	$1.02	44d	1	1.27mi
410 Point Place Dr Loganville, GA	3.0	2.5	2234	$2,400	$1.07	25d	1	1.27mi
840 Point Place Dr Loganville, GA	3.0	2.5	2214	$2,300	$1.04	19d	1	1.29mi
729 Fallowfield Dr Loganville, GA	3.0	2.0	1832	$2,170	$1.18	44d	1	1.32mi

Listing history 19 events

1. 2026-06-21
   days on market $239,900 Active 487 DOM
2. 2026-06-18
   days on market $239,900 Active 484 DOM
3. 2026-06-17
   days on market $239,900 Active 483 DOM
4. 2026-06-16
   days on market $239,900 Active 482 DOM
5. 2026-06-15
   days on market $239,900 Active 481 DOM
6. 2026-06-13
   days on market $239,900 Active 479 DOM
7. 2026-06-13
   days on market $239,900 Active 478 DOM
8. 2026-06-09
   days on market $239,900 Active 475 DOM
9. 2026-06-08
   days on market $239,900 Active 474 DOM
10. 2026-06-07
    days on market $239,900 Active 473 DOM
11. 2026-06-04
    days on market $239,900 Active 470 DOM
12. 2026-06-03
    days on market $239,900 Active 469 DOM
13. 2026-06-02
    days on market $239,900 Active 468 DOM
14. 2026-06-01
    days on market $239,900 Active 467 DOM
15. 2026-05-31
    days on market $239,900 Active 466 DOM
16. 2026-05-18
    price $239,900 754-char remark

    Show marketing remark (754 chars)

    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.

17. 2026-03-25
    price $259,900 754-char remark

    Show marketing remark (754 chars)

    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.

18. 2026-01-23
    price $274,900 754-char remark

    Show marketing remark (754 chars)

    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.

19. 2025-02-19
    listed $289,900 Active 754-char remark

    Show marketing remark (754 chars)

    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.

ⓘ 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: $27,570
• − Mortgage interest: −$17,661
• − Property taxes: −$4,729
• − Insurance: −$1,576
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$9,172
• Taxable loss: −$9,980
• Est. tax savings @ 24.0%: +$2,395
• After-tax cash flow: $-1,971/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

• Census place: Loganville, GA
• 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

-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