235 Killian Hill Rd NW · Lilburn, GA 30047

$329,500

3 bd · 2.0 ba · 2,257 sqft · SingleFamily public records · 9 Days on market

Built 1972 0.43 ac lot Est $436k · 24% 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 +14.2/30.0
• DSCR +4.3/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid construction, space to spread out, and the opportunity to make it your own---this all brick, one level home sits on a generous . 43-acre lot and offers the kind of flexibility that's increasingly hard to find. Featuring 3 bedrooms and 2 bathrooms, this home is move-in ready with room to update at your own pace. Inside, you'll find a functional layout with a cozy fireplace, newer matching kitchen appliances, and everyday living spaces designed for comfort and practicality. The home has been cared for over the years by the original owners and offers a great foundation for personal touches or future improvements. Step outside to enjoy a private open courtyard-- perfect for relaxing or en

Key facts

• Generous lot
• Partial basement
• All brick home

Tags

• ALL BRICK HOME
• GENEROUS LOT
• PRIVATE OPEN COURTYARD
• DETACHED 2 CAR GARAGE
• EXPANSIVE CONTRACT PAD
• PARTIAL BASEMENT

Property features AI

Exterior

• Parking: Detached garage and parking pad; Two garage spaces (four total parking spaces)
• Utilities: Public water; Septic tank sewer; 110-volt electric; Cable available, electricity available, natural gas available, phone available, water available
• Home design: Single-level home; Brick four-sided exterior; Resale condition; Accessible approach with ramp
• Construction: Built with block foundation; Composition roof
• Exterior features: Courtyard; Breezeway

Interior

• Kitchen: White cabinets with laminate counters; Open view to the family room; Dishwasher; Electric oven and electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; Primary suite on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; Primary bathroom with tub/shower combo
• Heating & cooling: Central air conditioning; Central forced-air heating (natural gas)
• Interior features: Entrance foyer; One fireplace with a brick surround in the living room; Basement (partial, unfinished) with interior entry and bath stubbed; No common walls
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $56 ($670/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (21.4% below list).
• Recommended offer: $259k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Knight Elementary School (math 53% / reading 53%, grade C, #215 of 1,228 statewide, top 18%, 869 students, 64% FRL); Trickum Middle School (math 32% / reading 41%, grade F, #167 of 470 statewide, top 38%, 2,148 students, 52% FRL); Parkview High School (math 17% / reading 22%, grade F, #243 of 424 statewide, top 59%, 3,262 students, 45% FRL).
• Market conditions: Rents rising (+1.1%/yr); 350 active listings in the ZIP; 10 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; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 35% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $259,059 (21.4% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $435,601
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Sarann Ct NW	0.05mi	3/2.5	2,304 (+2%)	6mo	$410,000	$178	87
217 Sandra Dr NW	0.12mi	4/3.0 (+1)	2,520 (+12%)	6mo	$429,000	$170	61
4325 Buttonwood Ln	0.58mi	3/2.5	2,067 (-8%)	1mo	$459,990	$223	56
4171 Tillrock Ln	0.54mi	4/2.5 (+1)	2,114 (-6%)	2mo	$464,990	$220	56
253 Newport Rd SW	0.70mi	4/2.0 (+1)	2,127 (-6%)	3mo	$410,000	$193	50
4191 Tillrock Ln	0.53mi	4/2.5 (+1)	2,505 (+11%)	5mo	$504,988	$202	46
3569 Annsbury Ct	0.53mi	4/2.5 (+1)	2,533 (+12%)	3mo	$474,990	$188	46
3549 Annsbury Ct	0.51mi	4/2.5 (+1)	2,533 (+12%)	4mo	$478,000	$189	46
4355 Buttonwood Ln	0.55mi	4/2.5 (+1)	2,533 (+12%)	2mo	$499,990	$197	45
4131 Tillrock Ln	0.55mi	4/2.5 (+1)	2,505 (+11%)	7mo	$484,390	$193	43
4160 Tillrock Ln	0.56mi	4/2.5 (+1)	2,533 (+12%)	5mo	$473,070	$187	42
4130 Tillrock Ln	0.58mi	4/2.5 (+1)	2,533 (+12%)	5mo	$474,990	$188	41

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-54,785
• Equity at exit: $49,130

10-year hold

• IRR: -12.4%
• Equity multiple: 0.32×
• Total profit: $-62,691
• Equity at exit: $28,489

Cash invested: $92,260 (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 30047

• Rents YoY: 1.1%
• Active inventory: 350
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,591 high
• Mortgage (P&I): −$1,728
• Tax from tax record: −$126 /mo · $1,506/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $56

Break-even live

Break-even rent $2,520

Max offer price $329,500

Occupancy floor 93%

Sensitivity live

Price	-10% $242	-5% $149	+0% $56	+5% $-37	+10% $-131
Rent	-10% $-149	-5% $-47	+0% $56	+5% $158	+10% $260
Rate	-1.0pp $222	-0.5pp $140	base $56	+0.5pp $-30	+1.0pp $-116

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: $82,375
• Closing costs: $9,885
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 1st Ave NW Lilburn, GA	4.0	3.5	2398	$2,995	$1.25	4d	1	0.44mi
4120 Tillrock Ln Lilburn, GA	4.0	2.5	2505	$3,000	$1.20	6d	1	0.57mi
94 Timothy Ln NW Lilburn, GA	3.0	2.5	2329	$2,300	$0.99	25d	1	0.60mi
230 Mahone Dr Lilburn, GA	3.0	2.5	1843	$2,300	$1.25	6d	1	0.86mi
566 Jody Pl Lilburn, GA	3.0	2.5	1944	$2,290	$1.18	6d	1	1.09mi
566 Jody Pl Lilburn, GA	3.0	2.5	1944	$2,290	$1.18	18d	1	1.09mi
327 Cashes Ct Lilburn, GA	3.0	2.5	1790	$2,200	$1.23	44d	1	1.13mi
5386 Haverford Mill Cv Lilburn, GA	4.0	2.0	2356	$2,800	$1.19	3d	1	1.26mi
480 Rockfern Ct Lilburn, GA	3.0	2.5	1970	$2,600	$1.32	44d	1	1.47mi
220 Cross Creek Dr Lilburn, GA	4.0	2.0	2321	$2,800	$1.21	25d	1	1.49mi

Listing history 5 events

1. 2026-05-21
   status Pending
2. 2026-05-20
   historical Active Under Contract
3. 2026-05-20
   status Pending
4. 2026-05-14
   historical Active Under Contract
5. 2026-05-08
   listed $329,500 Active

ⓘ 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: $1,506 · $126/mo
• Projected year-2 tax: $3,031 · $253/mo
• Expected delta: +$1,525/yr (+$127/mo · 101.3%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $31,087
• − Mortgage interest: −$18,457
• − Property taxes: −$1,506
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − Depreciation: −$9,585
• Taxable loss: −$5,083
• Est. tax savings @ 24.0%: +$1,220
• After-tax cash flow: $1,890/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

• Census place: Lilburn, GA
• County: Gwinnett County · 952,346 people
• City population: 70,121
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 70,121
• Household income: $88,652
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1545.0

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 0.76)
• Race & ethnicity: Hispanic / Latino 30% White 30% Black 19% Two or more races 18% Asian 16%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 52% English-only · Spanish 27% Vietnamese 6% Other Indo-European 5%

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: ▼ -263.06%
• Current HPI: 230.9036
• Rent YoY: ▲ 1.12%
• 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

5 events — show timeline

• 2026-05-21 Pending — FMLS
• 2026-05-20 Contingent — FMLS
• 2026-05-20 Pending — FMLS
• 2026-05-14 Contingent — FMLS
• 2026-05-08 Listed $329,500 FMLS

Property tax history

-1.4%/yr

Latest (2025): $1,506 · +135.8% YoY. Source: county tax records.