883 Yorkshire Ln · Lilburn, GA 30044

$449,000

4 bd · 5.0 ba · 2,460 sqft · MultiFamily public records · 32 Days on market

Built 1983 0.37 ac lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investors! Don't miss the chance to own this duplex just steps from Sweetwater Middle School. The units are two levels with a stepless entry. They feature with ample living space, each unit has storage space and private patio which opens to a wooded, shared backyard. Unit 881 requires a fluff job fix-up with only carpet, paint appliances needed. It can be ready to lease with about a week of work. Unit 883 is rented and in perfect condition. The entire building has been well maintained by the resident owner.

Key facts

• Large kitchen
• New cabinets
• Granite countertops

Tags

• FOUR-SIDED BRICK DUPLEX
• SPACIOUS FAMILY ROOM
• DEDICATED LAUNDRY AREA
• LARGE KITCHEN
• NEW CABINETS
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Garbage service included for both units; Electric and gas not included for either unit; Water not included for either unit
• Financial info: 2 total units; Unit 1 rent: $1,450 with $1,250 deposit (tenant occupies); Unit 2 is vacant

Exterior

• Parking: Driveway with level entry; Open parking available
• Security: Smoke alarms
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Two levels; Resale condition
• Construction: Brick 4-sides construction; Composition roof
• Exterior features: Patio; Brick on all sides

Interior

• Kitchen: Dishwasher; Disposal; Range/oven; Refrigerator
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Flooring: Hardwood floors
• Bathrooms: Unit 1: 2 bathrooms (includes 1 half bath); Unit 2: 2 bathrooms (includes 1 half bath)
• Heating & cooling: Central heating; Central air; Ceiling fans; Electric cooling components
• Interior features: Double-pane windows; Accessible bedroom; Accessible closets; Smoke alarms
• Laundry & utility: Maintenance included for both units

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.5-bath units multifamily listed at $449k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive. Per door: $64/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $374k (16.6% below list).
• Recommended offer: $374k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in Lilburn — 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 72/100 on livability (#61 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, amenities B; Watch: 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.
• Zoned schools: Bethesda Elementary School (math 26% / reading 28%, grade F, #689 of 1,228 statewide, top 58%, 1,148 students, 78% FRL); Sweetwater Middle School (math 26% / reading 35%, grade F, #240 of 470 statewide, top 51%, 1,480 students, 85% FRL); Berkmar High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 3,029 students, 76% FRL) — zoned schools average 80% FRL vs 47% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 41% district-wide (-20 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 soft (-2.8%/yr); 405 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• At $3,743/mo this rent would consume 58% of the median local household income ($77k/yr) (locally 3075% 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 $13k 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 32 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $155k; list at $449k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,300 (16.6% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-75,659
• Equity at exit: $66,947

10-year hold

• IRR: -15.9%
• Equity multiple: 0.22×
• Total profit: $-98,198
• Equity at exit: $38,821

Cash invested: $125,720 (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 30044

• Rents YoY: -2.8%
• Active inventory: 405
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $3,743 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$287 /mo · $3,442/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $128

Break-even live

Break-even rent $3,580

Max offer price $449,000

Occupancy floor 92%

Sensitivity live

Price	-10% $383	-5% $256	+0% $128	+5% $1	+10% $-126
Rent	-10% $-167	-5% $-19	+0% $128	+5% $276	+10% $424
Rate	-1.0pp $355	-0.5pp $243	base $128	+0.5pp $12	+1.0pp $-106

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$3,744
Total (2 units)			$3,743

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 Halletts Peak Pl Lawrenceville, GA	3.0	2.5	2492	$2,795	$1.12	45d	1	0.38mi
3645 McClaren Way Lawrenceville, GA	3.0	2.5	1816	$2,150	$1.18	26d	1	0.45mi
1065 Pleasant Hill Rd Lawrenceville, GA	4.0	3.0	2700	$2,600	$0.96	22d	1	0.51mi
3175 Haverhill Rowe Lawrenceville, GA	3.0	2.5	1852	$2,100	$1.13	26d	1	0.64mi
3095 Haverhill Rowe Lawrenceville, GA	3.0	2.0	1578	$2,300	$1.46	1d	1	0.65mi
3235 Haverhill Rowe Lawrenceville, GA	3.0	2.5	2100	$2,500	$1.19	21d	1	0.68mi
510 Sunnyside Dr Lawrenceville, GA	3.0	2.0	1640	$2,151	$1.31	20d	1	0.84mi
3824 Princess Ct Lawrenceville, GA	4.0	3.0	2238	$2,540	$1.13	3d	1	0.98mi
1102 Pleasant Oaks Ct Unit 1 Lawrenceville, GA	3.0	2.5	1892	$1,990	$1.05	45d	1	0.99mi
1102 Pleasant Oaks Ct Lawrenceville, GA	3.0	2.5	1892	$2,000	$1.06	45d	1	0.99mi
3747 Willow Wood Way Lawrenceville, GA	3.0	2.0	1685	$2,000	$1.19	45d	1	1.06mi
3208 Glenloch Pl Lawrenceville, GA	3.0	2.5	1576	$1,925	$1.22	26d	1	1.09mi
4264 Holland Grove Rd Lawrenceville, GA	3.0	2.5	1880	$2,400	$1.28	45d	1	1.10mi
4264 Holland Grove Rd Lawrenceville, GA	3.0	2.5	1880	$2,500	$1.33	22d	1	1.10mi
3305 Chandon Ln Lawrenceville, GA	3.0	2.0	1921	$2,500	$1.30	45d	1	1.13mi
1011 Hampton Hill Ct Lawrenceville, GA	3.0	2.5	1578	$1,845	$1.17	45d	1	1.13mi
1011 Hampton Hill Ct Lawrenceville, GA	3.0	3.0	1578	$1,845	$1.17	22d	1	1.13mi
2980 Dunlin Lake Way Lawrenceville, GA	5.0	3.0	2184	$2,999	$1.37	45d	1	1.14mi
3111 Linden Dr Lawrenceville, GA	3.0	2.5	1814	$2,000	$1.10	26d	1	1.16mi
2686 Devon Vale St Lawrenceville, GA	4.0	3.5	2380	$2,750	$1.16	18d	1	1.17mi
3635 Shore Wood Ave Lawrenceville, GA	3.0	2.5	1742	$2,300	$1.32	45d	1	1.18mi
3329 Fernview Dr Lawrenceville, GA	3.0	3.0	1891	$1,950	$1.03	45d	1	1.18mi
3615 Shore Wood Ave Lawrenceville, GA	3.0	2.5	1888	$2,380	$1.26	45d	1	1.18mi
3614 Shore Wood Ave Lawrenceville, GA	4.0	3.5	2625	$2,600	$0.99	45d	1	1.19mi
4738 Red Lion Pl Lawrenceville, GA	4.0	3.0	2160	$2,790	$1.29	26d	1	1.24mi
3165 Chandon Ln Lawrenceville, GA	5.0	3.0	2119	$3,000	$1.42	26d	1	1.24mi
1191 Heritage Glen Dr Norcross, GA	3.0	2.5	1650	$2,190	$1.33	45d	1	1.30mi
1174 Empire Cir Lawrenceville, GA	4.0	2.5	1866	$2,200	$1.18	45d	1	1.30mi
257 Omega Dr Lawrenceville, GA	4.0	2.0	2499	$2,250	$0.90	20d	1	1.34mi
257 Omega Dr Lawrenceville, GA	4.0	3.0	2499	$2,250	$0.90	7d	1	1.34mi
1205 Empire Cir Lawrenceville, GA	3.0	2.5	1847	$1,700	$0.92	14d	1	1.34mi
3907 Lockaby Way Lawrenceville, GA	5.0	3.0	2551	$2,750	$1.08	7d	1	1.37mi
3006 Nuptial Ln Lawrenceville, GA	3.0	2.5	2429	$2,300	$0.95	45d	1	1.41mi

Listing history 19 events

1. 2026-06-15
   status $449,000 Pending 32 DOM
2. 2026-06-15
   days on market $449,000 Active 32 DOM
3. 2026-06-13
   days on market $449,000 Active 30 DOM
4. 2026-06-09
   days on market $449,000 Active 26 DOM
5. 2026-06-08
   days on market $449,000 Active 25 DOM
6. 2026-06-07
   days on market $449,000 Active 24 DOM
7. 2026-06-04
   days on market $449,000 Active 21 DOM
8. 2026-06-03
   days on market $449,000 Active 20 DOM
9. 2026-06-02
   days on market $449,000 Active 19 DOM
10. 2026-06-01
    days on market $449,000 Active 18 DOM
11. 2026-05-31
    days on market $449,000 Active 17 DOM
12. 2026-05-14
    listed $449,000 Active 734-char remark
13. 2016-07-11
    soldstatus $155,000
14. 2016-07-06
    soldstatus $155,000 Sold 512-char remark

    Show marketing remark (512 chars)

    Investors! Don't miss the chance to own this duplex just steps from Sweetwater Middle School. The units are two levels with a stepless entry. They feature with ample living space, each unit has storage space and private patio which opens to a wooded, shared backyard. Unit 881 requires a fluff job fix-up with only carpet, paint appliances needed. It can be ready to lease with about a week of work. Unit 883 is rented and in perfect condition. The entire building has been well maintained by the resident owner.

15. 2016-07-06
    soldstatus $155,000 Sold

    Show marketing remark (512 chars)

    Investors! Don't miss the chance to own this duplex just steps from Sweetwater Middle School. The units are two levels with a stepless entry. They feature with ample living space, each unit has storage space and private patio which opens to a wooded, shared backyard. Unit 881 requires a fluff job fix-up with only carpet, paint appliances needed. It can be ready to lease with about a week of work. Unit 883 is rented and in perfect condition. The entire building has been well maintained by the resident owner.

16. 2016-06-10
    status Pending Offer Approval

    Show marketing remark (512 chars)

    Investors! Don't miss the chance to own this duplex just steps from Sweetwater Middle School. The units are two levels with a stepless entry. They feature with ample living space, each unit has storage space and private patio which opens to a wooded, shared backyard. Unit 881 requires a fluff job fix-up with only carpet, paint appliances needed. It can be ready to lease with about a week of work. Unit 883 is rented and in perfect condition. The entire building has been well maintained by the resident owner.

17. 2016-06-10
    historical Pending 512-char remark

    Show marketing remark (512 chars)

    Investors! Don't miss the chance to own this duplex just steps from Sweetwater Middle School. The units are two levels with a stepless entry. They feature with ample living space, each unit has storage space and private patio which opens to a wooded, shared backyard. Unit 881 requires a fluff job fix-up with only carpet, paint appliances needed. It can be ready to lease with about a week of work. Unit 883 is rented and in perfect condition. The entire building has been well maintained by the resident owner.

18. 2016-06-03
    listed $155,000 New

    Show marketing remark (512 chars)

    Investors! Don't miss the chance to own this duplex just steps from Sweetwater Middle School. The units are two levels with a stepless entry. They feature with ample living space, each unit has storage space and private patio which opens to a wooded, shared backyard. Unit 881 requires a fluff job fix-up with only carpet, paint appliances needed. It can be ready to lease with about a week of work. Unit 883 is rented and in perfect condition. The entire building has been well maintained by the resident owner.

19. 2016-06-03
    listed $155,000 Active 512-char remark

    Show marketing remark (512 chars)

    Investors! Don't miss the chance to own this duplex just steps from Sweetwater Middle School. The units are two levels with a stepless entry. They feature with ample living space, each unit has storage space and private patio which opens to a wooded, shared backyard. Unit 881 requires a fluff job fix-up with only carpet, paint appliances needed. It can be ready to lease with about a week of work. Unit 883 is rented and in perfect condition. The entire building has been well maintained by the resident owner.

ⓘ 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: $3,442 · $287/mo
• Projected year-2 tax: $4,131 · $344/mo
• Expected delta: +$689/yr (+$57/mo · 20.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,916
• − Mortgage interest: −$25,151
• − Property taxes: −$3,442
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,593
• − Management: −$3,593
• − Depreciation: −$13,062
• Taxable loss: −$6,171
• Est. tax savings @ 24.0%: +$1,481
• After-tax cash flow: $3,022/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 — Lilburn

• Score: 72/100
• State rank: #61
• US rank: #5949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 70,121
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 101,475
• Household income: $77,321
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 3075.0

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: Hispanic / Latino 32% Black 28% White 21% Asian 14% Two or more races 12%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2% Dominican 2%
• Common ancestry: Slovak 1% Romanian 1% Italian 1%
• Foreign-born: 34% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 30% Vietnamese 5% 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: ▼ -304.00%
• Current HPI: 241.2788
• Rent YoY: ▼ -2.78%
• 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

+189.7% since first listed

9 events — show timeline

• 2026-06-15 Pending — FMLS
• 2026-05-14 Listed $449,000 FMLS
• 2016-07-11 Sold (Public Records) $155,000 Public Records
• 2016-07-06 Sold (MLS) $155,000 GAMLS
• 2016-07-06 Sold (MLS) $155,000 FMLS
• 2016-06-10 Pending — GAMLS
• 2016-06-10 Contingent — FMLS
• 2016-06-03 Listed $155,000 GAMLS
• 2016-06-03 Listed $155,000 FMLS

Property tax history

+3.5%/yr

Latest (2020): $3,442 · +3.6% YoY. Source: county tax records.