227 Alameda St · Lawrenceville, GA 30052

$279,900

3 bd · 2.5 ba · 1,703 sqft · SingleFamily · 30 Days on market

Built 2026 Excellent condition $164/sqft · 26% below area Est $379k · 26% 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 +11.3/30.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready August! The Woodmont floorplan in Smith Douglas Homes, Fuller Station community. Location, Location, Location! This end townhome welcomes with a wide covered front porch and modern exterior style. Owners entering from the garage will walk into the kitchen, saving steps while carrying groceries. The open-concept fireside family room with a linear fireplace, kitchen and dining room offer a nice flow for entertaining. In the large kitchen island, the sink and dishwasher location create a nice flow for preparing meals. 42" upper cabinets provide for plenty of storage space and the Quartz countertops and tile backsplash add to decor!

Key facts

• Large kitchen island
• Quartz countertops
• 42 upper cabinets

Tags

• WIDE COVERED FRONT PORCH
• MODERN EXTERIOR STYLE
• LARGE KITCHEN ISLAND
• 42 UPPER CABINETS
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (17.1% below list).
• Recommended offer: $232k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.7% in Lawrenceville — 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 85/100 on livability (#3 in GA, #473 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime C-, employment D+.
• 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); 1079 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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 30 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Recommended offer $231,994 (17.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $378,605
• List price: $279,900
• Delta: -26.07%
• 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 (+4%)	7mo	$390,000	$219	82
1585 Glen Rose Ct	0.19mi	3/2.0	1,612 (-5%)	2mo	$360,000	$223	78
1811 Hayden Mill Ct	0.43mi	3/2.5	1,689 (-1%)	3mo	$385,000	$228	76
860 Meadowsong Cir	0.45mi	3/2.5	1,744 (+2%)	2mo	$325,000	$186	73
1795 Lawrenceville Suwanee Rd	0.55mi	3/2.0	1,683 (-1%)	5mo	$335,000	$199	67
1381 Shady Cove Ln	0.65mi	3/2.0	1,724 (+1%)	0mo	$377,000	$219	66
723 Lookout Pointe	0.33mi	3/2.0	1,494 (-12%)	2mo	$305,000	$204	61
1955 Keswick Place Dr	0.44mi	4/3.5 (+1)	1,788 (+5%)	2mo	$385,000	$215	61
1830 Mckendree Lake Dr	0.44mi	3/2.0	1,584 (-7%)	7mo	$350,000	$221	60
850 Ashley Laine Walk	0.38mi	3/2.5	1,911 (+12%)	7mo	$397,000	$208	57
825 Meadowsong Cir	0.49mi	4/2.5 (+1)	1,857 (+9%)	1mo	$374,999	$202	56
1798 Lawrenceville Suwanee Rd	0.50mi	4/2.0 (+1)	1,878 (+10%)	6mo	$440,000	$234	47

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-51,509
• Equity at exit: $41,734

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-51,887
• Equity at exit: $24,201

Cash invested: $78,372 (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: 15 active · 18 under contract
• Months of supply: 3.8 mo (27%/mo absorbed)
• Median asking: $355,000 ($202/sqft)
• Median days on market: 46 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +9.8% 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: 10.1×

Monthly cashflow live

• Estimated rent: $2,320 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-102

Break-even live

Break-even rent $2,449

Max offer price $265,203

Occupancy floor 99%

Sensitivity live

Price	-10% $92	-5% $-5	+0% $-102	+5% $-198	+10% $-295
Rent	-10% $-285	-5% $-193	+0% $-102	+5% $-10	+10% $82
Rate	-1.0pp $39	-0.5pp $-30	base $-102	+0.5pp $-174	+1.0pp $-248

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: $69,975
• Closing costs: $8,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Michael Lee Way Lawrenceville, GA	3.0	2.0	2000	$2,299	$1.15	35d	1	0.23mi
625 Waltman Point Pl Lawrenceville, GA	3.0	2.5	1750	$2,195	$1.25	26d	1	0.35mi
625 Waltman Point Pl Lawrenceville, GA	3.0	2.5	1750	$2,195	$1.25	23d	1	0.35mi
615 Waltman Point Pl Lawrenceville, GA	4.0	2.0	1842	$2,275	$1.24	19d	1	0.37mi
1695 Lawrenceville-Suwanee Rd Lawrenceville, GA	3.0	2.0	1182	$1,835	$1.55	43d	1	0.44mi
830 Meadowsong Cir Lawrenceville, GA	4.0	3.5	2156	$2,300	$1.07	62d	1	0.48mi
570 Sterling Pointe Ct Lawrenceville, GA	4.0	2.5	1729	$2,500	$1.45	25d	1	0.57mi
652 Overlook Wood Way Lawrenceville, GA	4.0	2.5	2080	$2,400	$1.15	93d	1	0.60mi
1444 Riverwood Ct Lawrenceville, GA	3.0	2.0	1436	$1,799	$1.25	93d	1	0.64mi
1860 Suwanee Ridge Ct Lawrenceville, GA	3.0	2.0	1312	$1,875	$1.43	46d	1	0.66mi
1909 Suwanee Valley Rd Lawrenceville, GA	4.0	2.5	1824	$2,295	$1.26	93d	1	0.67mi
960 Summit Lake Trl Lawrenceville, GA	3.0	2.0	1880	$2,220	$1.18	42d	1	0.68mi
1021 Orchard Mill Ln Lawrenceville, GA	3.0	2.5	2190	$2,300	$1.05	93d	1	0.71mi
930 Misty Creek Ct Lawrenceville, GA	3.0	2.0	1608	$1,850	$1.15	54d	1	0.73mi
434 Ashwood Dr Lawrenceville, GA	3.0	2.0	1374	$1,801	$1.31	73d	1	0.87mi
1182 Plunkett Way Lawrenceville, GA	3.0	2.0	1392	$2,019	$1.45	12d	1	0.92mi
524 Meadowfield Ct Lawrenceville, GA	4.0	2.5	2240	$2,375	$1.06	93d	1	0.92mi
577 Woodland Park Ter Lawrenceville, GA	3.0	2.5	1940	$2,000	$1.03	67d	1	0.98mi
561 Woodland Park Ter Lawrenceville, GA	3.0	2.5	1689	$2,000	$1.18	2d	1	1.00mi
2104 Watercrest Cir Lawrenceville, GA	3.0	2.5	1796	$2,165	$1.21	30d	1	1.00mi
1264 Watercrest Cir Lawrenceville, GA	3.0	3.0	1700	$2,150	$1.26	20d	1	1.01mi
1175 McKendree Church Rd Lawrenceville, GA	1.0–3.0	1.0–2.0	1087	$1,915	$1.76	0d	29	1.06mi
1000 Parkside Wood Ct Lawrenceville, GA	3.0	2.5	1839	$2,150	$1.17	38d	1	1.17mi
1033 Haley Woods Ln Lawrenceville, GA	4.0	2.5	1912	$2,330	$1.22	73d	1	1.21mi
1033 Haley Woods Ln Lawrenceville, GA	4.0	2.5	1912	$2,330	$1.22	41d	1	1.21mi
1012 Haley Woods Ct Lawrenceville, GA	3.0	2.5	1839	$2,200	$1.20	52d	1	1.24mi
1047 Haley Woods Ct Unit 1 Lawrenceville, GA	3.0	2.5	1839	$2,300	$1.25	38d	1	1.24mi
1023 Habersham Ln Lawrenceville, GA	3.0	2.0	1450	$1,600	$1.10	93d	1	1.25mi
599 Rivulett Ct Lawrenceville, GA	3.0	2.5	1705	$2,200	$1.29	71d	1	1.26mi
543 Rivulett Ct Lawrenceville, GA	3.0	2.0	1546	$1,750	$1.13	3d	1	1.30mi
1453 Allison Ct Lawrenceville, GA	3.0	2.0	1468	$2,100	$1.43	38d	1	1.33mi
1453 Allison Ct Lawrenceville, GA	3.0	2.0	1468	$2,100	$1.43	73d	1	1.33mi
1147 Lucan Ln Lawrenceville, GA	3.0	2.5	1962	$2,500	$1.27	35d	1	1.36mi
1000 Duluth Hwy Lawrenceville, GA	1.0–2.0	1.0–2.0	1001	$1,516	$1.51	1d	25	1.39mi
345 Oak Dr , GA	2.0–3.0	2.5	1797	$2,500	$1.39	1d	48	1.45mi
980 Walther Blvd Lawrenceville, GA	1.0–3.0	1.0–2.0	1118	$2,158	$1.93	0d	43	1.49mi

Listing history 11 events

1. 2026-06-13
   days on market $279,900 Active 30 DOM
2. 2026-06-09
   days on market $279,900 Active 26 DOM
3. 2026-06-08
   days on market $279,900 Active 25 DOM
4. 2026-06-07
   days on market $279,900 Active 24 DOM
5. 2026-06-04
   days on market $279,900 Active 21 DOM
6. 2026-06-03
   days on market $279,900 Active 20 DOM
7. 2026-06-02
   days on market $279,900 Active 19 DOM
8. 2026-06-01
   days on market $279,900 Active 18 DOM
9. 2026-05-31
   days on market $279,900 Active 17 DOM
10. 2026-05-18
    price $279,900 1267-char remark
11. 2026-05-15
    listed $299,900 Active 1267-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: $27,839
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − Depreciation: −$8,143
• Taxable loss: −$6,034
• Est. tax savings @ 24.0%: +$1,448
• After-tax cash flow: $229/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 good ROI with updates like exterior painting and smart home security enhancing its resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and can add value ↑
• Resale Replace front porch railings — Improves safety and adds aesthetic value ↑
• Both Install smart home security system — Enhances safety and adds modern appeal ↑

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

A Composite livability gradescore 85/100

Livability — Lawrenceville

• Score: 85/100
• State rank: #3
• US rank: #473

Category grades

Amenities A+ Commute B+ Cost of living A Crime C- Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 1,106,028 people
• City population: 276,247
• 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 (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%

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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 · 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

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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