4056 White Oak Ln SW · Lilburn, GA 30047

$325,000

3 bd · 2.5 ba · 2,016 sqft · SingleFamily public records · 4 Days on market

Built 1972 0.41 ac lot Est $367k · 11% 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 +13.1/30.0
• ARV discount +12.6/15.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked beneath a canopy of mature hardwoods in the highly sought-after Parkview High School district, this spacious two-story home offers warmth, character, and the kind of setting that instantly feels inviting. Situated on a beautifully maintained lot with just the right amount of shade for Georgia summers, the outdoor spaces are ready to be enjoyed - from quiet mornings with coffee to evenings spent entertaining on the oversized back deck. Inside, the home offers generous living spaces designed for both everyday comfort and gathering with friends and family. A formal living room and separate dining room provide timeless functionality, while the welcoming family room features wood paneling and a cozy fireplace. The bright breakfast area overlooks the backyard, creating a peaceful place to start the day, while the layout of the kitchen offers plenty of space to customize, gather, or create the kitchen vision you've been dreaming about. With a well-cared-for exterior, spacious layout, and location buyers are always searching for, this home offers a rare opportunity to bring your own style and vision to an established property in one of Lilburn's most desirable communities.

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• HOA & community: Curbs and street lights; Near schools

Exterior

• Parking: Attached garage (2 garage spaces); Space for a total of 6 vehicles
• Utilities: Public water; Septic tank sewer; 110-volt electric; Water, cable, electricity, and natural gas available
• Home design: Two-story home; Resale property
• Construction: Wood siding with brick accents; Composition/shingle roof; Slab foundation
• Exterior features: Private yard; Rain gutters; Rear stairs; Front porch; Deck; On-site storage structure

Interior

• Kitchen: Eat-in kitchen with stained cabinets; Solid surface and laminate counters; Range hood; Electric range; Double oven; Dishwasher
• Bedrooms: Four bedrooms on the upper level
• Flooring: Laminate flooring; Carpet
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with shower only; Half bath located on the main level
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Two-story foyer; Disappearing attic stairs; One masonry fireplace; Wood-framed windows; No shared/common walls; Den, dining room, and living room
• Laundry & utility: Laundry closet located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-12 ($-146/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (26.2% below list).
• Recommended offer: $240k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% 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); 347 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $98k; list at $325k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,862 (26.2% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.74% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $366,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3916 White Oak Ln SW	0.30mi	3/2.0	2,089 (+4%)	2mo	$350,000	$168	76
4296 Linda Ln SW	0.52mi	3/2.5	2,041 (+1%)	4mo	$350,000	$171	70
558 Dorsey Cir SW	0.36mi	3/2.0	1,866 (-7%)	5mo	$325,000	$174	65
4045 White Oak Ln SW	0.04mi	4/2.5 (+1)	2,266 (+12%)	11mo	$425,000	$188	64
4333 Deer Ridge Ct	0.48mi	3/2.5	2,090 (+4%)	12mo	$380,000	$182	61
763 Brookwood Ter SW	0.32mi	4/2.0 (+1)	2,120 (+5%)	10mo	$342,000	$161	61
716 Killian Hill Rd SW	0.52mi	4/2.0 (+1)	2,104 (+4%)	1mo	$351,000	$167	61
834 Hickory Ridge Rd SW	0.44mi	3/2.0	1,833 (-9%)	4mo	$345,000	$188	59
551 Killian Hill Rd SW	0.58mi	4/2.5 (+1)	2,066 (+2%)	7mo	$335,000	$162	58
402 Johannah Pl SW	0.44mi	3/2.0	1,836 (-9%)	11mo	$392,000	$214	53
991 Cedar Trce SW	0.55mi	3/2.5	1,733 (-14%)	8mo	$400,000	$231	44
884 E Riverbend Dr SW	0.71mi	3/3.0	1,767 (-12%)	15mo	$372,000	$211	32

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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-58,066
• Equity at exit: $48,459

10-year hold

• IRR: -14.4%
• Equity multiple: 0.23×
• Total profit: $-69,861
• Equity at exit: $28,100

Cash invested: $91,000 (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: 347
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,399 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-12

Break-even live

Break-even rent $2,414

Max offer price $322,847

Occupancy floor 96%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
886 Killian Hill Rd SW Lilburn, GA	4.0	3.5	1767	$2,599	$1.47	22d	1	0.60mi
3681 Bittercreek Way SW Lilburn, GA	4.0	3.5	2774	$2,700	$0.97	24d	1	0.83mi
3886 Brookshire Pl Lawrenceville, GA	4.0	2.0	1800	$2,065	$1.15	24d	1	0.90mi
3876 Brookshire Pl Lawrenceville, GA	4.0	3.0	1800	$2,045	$1.14	24d	1	0.90mi
411 Princeton Way Lawrenceville, GA	4.0	2.5	2514	$2,300	$0.91	44d	1	0.96mi
327 Cashes Ct Lilburn, GA	3.0	2.5	1790	$2,200	$1.23	44d	1	1.07mi
195 King David Dr SW Lilburn, GA	3.0	2.0	1492	$1,776	$1.19	5d	1	1.30mi
1260 Killian Shoals Way SW Lilburn, GA	4.0	3.0	2700	$2,850	$1.06	24d	1	1.32mi
3748 Jackson Bluff Dr Lawrenceville, GA	4.0	2.5	1987	$2,600	$1.31	19d	1	1.39mi
4093 Deerbrook Way SW Lilburn, GA	3.0	2.0	1896	$2,675	$1.41	24d	1	1.49mi

Listing history 6 events

1. 2026-06-01
   status $325,000 Pending 4 DOM
2. 2026-05-31
   days on market $325,000 Active 4 DOM
3. 2026-05-20
   historical $325,000 1192-char remark

   Show marketing remark (1192 chars)

   Tucked beneath a canopy of mature hardwoods in the highly sought-after Parkview High School district, this spacious two-story home offers warmth, character, and the kind of setting that instantly feels inviting. Situated on a beautifully maintained lot with just the right amount of shade for Georgia summers, the outdoor spaces are ready to be enjoyed - from quiet mornings with coffee to evenings spent entertaining on the oversized back deck. Inside, the home offers generous living spaces designed for both everyday comfort and gathering with friends and family. A formal living room and separate dining room provide timeless functionality, while the welcoming family room features wood paneling and a cozy fireplace. The bright breakfast area overlooks the backyard, creating a peaceful place to start the day, while the layout of the kitchen offers plenty of space to customize, gather, or create the kitchen vision you've been dreaming about. With a well-cared-for exterior, spacious layout, and location buyers are always searching for, this home offers a rare opportunity to bring your own style and vision to an established property in one of Lilburn's most desirable communities.

4. 2026-05-20
   historical $325,000

   Show marketing remark (1192 chars)

   Tucked beneath a canopy of mature hardwoods in the highly sought-after Parkview High School district, this spacious two-story home offers warmth, character, and the kind of setting that instantly feels inviting. Situated on a beautifully maintained lot with just the right amount of shade for Georgia summers, the outdoor spaces are ready to be enjoyed - from quiet mornings with coffee to evenings spent entertaining on the oversized back deck. Inside, the home offers generous living spaces designed for both everyday comfort and gathering with friends and family. A formal living room and separate dining room provide timeless functionality, while the welcoming family room features wood paneling and a cozy fireplace. The bright breakfast area overlooks the backyard, creating a peaceful place to start the day, while the layout of the kitchen offers plenty of space to customize, gather, or create the kitchen vision you've been dreaming about. With a well-cared-for exterior, spacious layout, and location buyers are always searching for, this home offers a rare opportunity to bring your own style and vision to an established property in one of Lilburn's most desirable communities.

5. 1986-08-15
   soldstatus $97,500
6. 1981-11-30
   soldstatus $82,300

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$2,182/yr (+$182/mo · 270.0%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $28,783
• − Mortgage interest: −$18,205
• − Property taxes: −$808
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$9,455
• Taxable loss: −$5,915
• Est. tax savings @ 24.0%: +$1,420
• After-tax cash flow: $1,273/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): 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

+294.9% since first listed

4 events — show timeline

• 2026-05-20 Coming Soon $325,000 GAMLS
• 2026-05-20 Coming Soon $325,000 FMLS
• 1986-08-15 Sold (Public Records) $97,500 Public Records
• 1981-11-30 Sold (Public Records) $82,300 Public Records

Property tax history

+3.6%/yr

Latest (2019): $808 · +2.3% YoY. Source: county tax records.