345 Lexington Dr · Lawrenceville, GA 30046

$368,000

4 bd · 3.0 ba · 2,296 sqft · MultiFamily public records · 36 Days on market

Built 1984 0.37 ac lot $160/sqft · 7% below area Est $394k · 7% 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).

• Cash flow +11.6/30.0
• ARV discount +10.5/15.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great rental area. Near Gwinnett Medical Center. Both sides are rented with good tenants. Access to the inside of units will be given during the due-diligence period. Investor owned.

Key facts

• Prime location
• Strong rental income
• Built 1984

Tags

• INCOME PRODUCING DUPLEX
• PRIME LOCATION
• WELL MAINTAINED DUPLEX
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING
• STRONG RENTAL INCOME

Property features AI

Finance

• Other: City street frontage; road surfaces include asphalt and concrete; Directions: From Hwy 316 East turn right to Sugarloaf Pkwy, left to Old Norcross Rd, right to Montford Rd and left to Lexington Dr.
• Financial info: Community contains 2 units
• HOA & community: Association fees charged annually

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Electric service (110V and 220V); Natural gas available; Electricity available; Sewer available; Water available
• Home design: Two-story residence; Brick front exterior; Fee simple ownership
• Construction: Composition roof; Concrete perimeter foundation; Resale property
• Exterior features: Covered patio/porch; Back yard with wood fencing

Interior

• Kitchen: Kitchen with other included features
• Bedrooms: Four bedrooms on the upper level; Split bedroom plan
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: Two full bathrooms; Two half bathrooms; Master bath with tub/shower combo
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating
• Interior features: Other interior features; Wood window frames; 1 common wall (attached)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $368k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (14.3% below list).
• Recommended offer: $315k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.8% 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: Benefield Elementary School (math 27% / reading 30%, grade F, #668 of 1,228 statewide, top 55%, 1,243 students, 76% FRL); Richards Middle School (math 20% / reading 28%, grade F, #311 of 470 statewide, top 68%, 1,986 students, 80% FRL); Discovery High School (math 15% / reading 18%, grade F, #284 of 424 statewide, top 67%, 2,803 students, 73% FRL) — zoned schools average 76% FRL vs 47% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 41% district-wide (-18 pts) — the specific schools serving this property underperform the Gwinnett County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 208 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• At $3,152/mo this rent would consume 56% of the median local household income ($67k/yr) (locally 1627% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 36 days — a 3% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $174k; list at $368k implies a 111% gain — meaningful room to come down on a strong offer.

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 $315,200 (14.3% 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 36 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (median comp): $394,258
• List price: $368,000
• Delta: -6.66%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.71% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-73,739
• Equity at exit: $54,870

10-year hold

• IRR: -21.0%
• Equity multiple: 0.02×
• Total profit: $-100,831
• Equity at exit: $31,818

Cash invested: $103,040 (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 30046

• Rents YoY: 0.7%
• Active inventory: 208
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $3,152 high
• Mortgage (P&I): −$1,930
• Tax from tax record: −$518 /mo · $6,219/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-111

Break-even live

Break-even rent $3,293

Max offer price $348,334

Occupancy floor 99%

Sensitivity live

Price	-10% $97	-5% $-7	+0% $-111	+5% $-215	+10% $-320
Rent	-10% $-360	-5% $-236	+0% $-111	+5% $13	+10% $138
Rate	-1.0pp $74	-0.5pp $-18	base $-111	+0.5pp $-207	+1.0pp $-304

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,152
Total (2 units)			$3,152

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: $92,000
• Closing costs: $11,040
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 Sterling Hill Dr Lawrenceville, GA	3.0	2.0	2090	$2,300	$1.10	24d	1	0.36mi
1357 Monfort Rd Lawrenceville, GA	3.0	2.0	1980	$2,250	$1.14	5d	1	0.69mi
118 Cassady Ln Lawrenceville, GA	4.0	2.5	2024	$2,215	$1.09	1d	1	0.79mi
1585 Monfort Rd Lawrenceville, GA	3.0	2.5	1841	$2,685	$1.46	1d	10	0.88mi
1529 Sydney Pond Cir Lawrenceville, GA	4.0	2.5	2754	$2,600	$0.94	46d	1	1.05mi
2105 Rosemary Park Ln Lawrenceville, GA	3.0	2.5	1669	$2,289	$1.37	5d	1	1.22mi
4624 Windale Dr Lawrenceville, GA	4.0	2.5	1923	$2,350	$1.22	7d	1	1.25mi
1557 Isham Dr Lawrenceville, GA	3.0	2.5	1853	$2,350	$1.27	46d	1	1.27mi
1626 Isham Dr Lawrenceville, GA	4.0	11.5	2014	$2,300	$1.14	46d	1	1.38mi
901 Lauren Kay Ct Lawrenceville, GA	4.0	2.5	2062	$2,420	$1.17	46d	1	1.39mi
1502 Park Grove Dr Lawrenceville, GA	3.0	2.5	1850	$1,950	$1.05	26d	1	1.42mi
64 Davis Mill Ct Unit 64 Lawrenceville, GA	3.0	3.5	2052	$1,925	$0.94	26d	1	1.48mi

Listing history 19 events

1. 2026-05-31
   days on market $368,000 Active 36 DOM
2. 2026-04-25
   listed $368,000 Active 1527-char remark
3. 2025-04-30
   historical
4. 2025-03-03
   price $359,900
5. 2025-01-14
   listed $375,000 Active
6. 2017-09-26
   soldstatus $174,000
7. 2017-09-20
   soldstatus $174,000 Sold

   Show marketing remark (183 chars)

   Great rental area. Near Gwinnett Medical Center. Both sides are rented with good tenants. Access to the inside of units will be given during the due-diligence period. Investor owned.

8. 2017-09-20
   soldstatus $174,000 Sold

   Show marketing remark (183 chars)

   Great rental area. Near Gwinnett Medical Center. Both sides are rented with good tenants. Access to the inside of units will be given during the due-diligence period. Investor owned.

9. 2017-09-07
   status Under Contract
10. 2017-08-30
    historical Contingent - Due Diligence

    Show marketing remark (183 chars)

    Great rental area. Near Gwinnett Medical Center. Both sides are rented with good tenants. Access to the inside of units will be given during the due-diligence period. Investor owned.

11. 2017-08-15
    listed $194,900 New
12. 2017-08-07
    listed $194,900 Active

    Show marketing remark (183 chars)

    Great rental area. Near Gwinnett Medical Center. Both sides are rented with good tenants. Access to the inside of units will be given during the due-diligence period. Investor owned.

13. 2017-08-05
    historical
14. 2017-08-05
    historical
15. 2017-05-04
    listed $182,900 New
16. 2017-04-09
    listed $182,900 Active
17. 2004-02-27
    soldstatus $165,000
18. 1996-05-31
    soldstatus $90,000
19. 1984-12-01
    soldstatus $99,500

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $6,219 · $518/mo
• Projected year-2 tax: $6,219 · $518/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 5/10 Major 6 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,824
• − Mortgage interest: −$20,614
• − Property taxes: −$6,219
• − Insurance: −$1,840
• − Repairs & maintenance: −$3,026
• − Management: −$3,026
• − Depreciation: −$10,705
• Taxable loss: −$7,606
• Est. tax savings @ 24.0%: +$1,825
• After-tax cash flow: $490/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.

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 — 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: Gwinnett County · 952,346 people
• City population: 276,247
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,850
• Household income: $67,268
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1627.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Black 31% White 28% Hispanic / Latino 27% Two or more races 13% Asian 9%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2% Cuban 2% Dominican 2%
• Common ancestry: American 2% Romanian 1% Slovak 1%
• Foreign-born: 29% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 23% Vietnamese 3% Other Indo-European 3%

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: ▼ -201.32%
• Current HPI: 254.5731
• Rent YoY: ▲ 0.71%
• 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

+269.8% since first listed

19 events — show timeline

• 2026-05-31 Listing Removed — FMLS
• 2026-04-25 Listed $368,000 FMLS
• 2025-04-30 Listing Removed — FMLS
• 2025-03-03 Price Changed $359,900 FMLS
• 2025-01-14 Listed $375,000 FMLS
• 2017-09-26 Sold (Public Records) $174,000 Public Records
• 2017-09-20 Sold (MLS) $174,000 GAMLS
• 2017-09-20 Sold (MLS) $174,000 FMLS
• 2017-09-07 Pending — GAMLS
• 2017-08-30 Contingent — FMLS
• 2017-08-15 Listed $194,900 GAMLS
• 2017-08-07 Listed $194,900 FMLS
• 2017-08-05 Listing Removed — GAMLS
• 2017-08-05 Listing Removed — FMLS
• 2017-05-04 Listed $182,900 GAMLS
• 2017-04-09 Listed $182,900 FMLS
• 2004-02-27 Sold (Public Records) $165,000 Public Records
• 1996-05-31 Sold (Public Records) $90,000 Public Records
• 1984-12-01 Sold (Public Records) $99,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $6,219 · -3.5% YoY. Source: county tax records.